Interesting thread. Thanks for the question. Good points made by various parties on different perspectives.
If a seller believes that the his/her best interest would not be best served by an agent who was also representing a competing seller around the block, then that seller should be guided in his decisions accordingly. Once that seller has that doubt cast, it will be difficult for the seller to have confidence and not always wonder what the agent did or did not say to a buyer about one property vs. another. Of course, that only applies to the subsequent seller who is choosing their Realtor.
William, I am neither agreeing or disagreeing w/ you, but would like to expand your perceptions one step further. Your points are valid for consideration. One step furhter.... Buyers are sometimes undecided in their price range, neighborhoods, and condition of a property. Buyers may determine they are searching for a property that needs work, in order to get into the neighborhood of choice or size needed. But, on the other hand, the same buyer may be also considering the purchase of a move-in condition home with the intent of a 5 year plan to upgrade. Your property is competing with more than just the homogeneous properties in one development. The listing agent w/ 2 very different properties can still be in competition with each other.
William, your thoughts expressed in this thread do give consideration also to the pros and cons of listing w/ a Realtor who has a lot of listings. It is related to the question orignally posed here by Lorie. How does a listing agent focus on your property when their interests are divided amongst many sllers' properties? I have frequently seen sellers have confidence in an agent because the agent has a lot of listings. Not all high volume listers to a good job; and neither do all high volume listers ignore their sellers. Each Realtor proposal needs to be evaluated individually. The amount of support each Realtor is provided will be a factor also. A Realtor who does all his/her own data uploads to various internet sites, makes all of his/her own brochures, has less time for buyers or sellers than a Realtor who has administrative support.
Along Florida condo high rises in Broward and Miami-Dade, it is not unusual to find Realtors who specialize in just a few of the buildings. The listers are able to aggregate the effectiveness of the advertising of several sellersâ€™ properties in the same building. JR makes a good point in discussing the fact that units within a complex can vary tremendously by condition, location and view. One could argue that the lister who stays within only their one or two buildings cannot know the competition as well as the Realtor who follows a broader, but competitive market.
Great question, Lorie. There are always trade-offs. I donâ€™t think a seller errors by hiring the Realtor who has a similar listing, nor do I criticize the seller who finds that situation uncomfortable. The lister who has many properties within a tight geography (condo complex, development, small section of a town) will have a good handle on the overall buyer perceptions there. But, so will a great buyer agent who only has 1 listing (and how many times will a seller be wary of inexperience?) If a seller already is listed when a Realtor accepts another listing, there isnâ€™t anything the seller can do to change that fact. But, the seller should discuss their concerns with the Realtor.
I have no problem w/ it, and lean toward the camp that it brings benefit. It really does come down to the individual Realtor.