I know that some buyer agents will respond to an above average BAC (buyer agent commission), but I find that does not represent the majority. Once compensation is fair and competitive for your marketplace, most BA (buyer agents) will focused on their client, not the commission. Put yourself in the buyer shoes. Do you want your agent showing your property based on their commission schedule, or what best fits your wants and needs for the best price.
If I find a property that I think is a great buy, I start talking about it. I tell my clients about it and I tell other agents about it. That buzz of great price goes a much greater distance for a seller than an increased BAC. I donâ€™t know that I ever heard 5 agents come tell me, â€œHey, did you see 124 Main Street, they are offering a great commission!â€ But, I can recall many a time that agents have said, â€œWow, did you see 234 Main Street. Thatâ€™s going to go fast!â€ I recommend a fair and competitive BAC, but see no benefit to increasing it beyond there. Instead, focus on dropping the price or increasing the marketing. The other recommendation that I would often make, I am skipping here. That last recommendation would be to invest in staging.
So, I recommend hire a full service agent. I know from your other posts that you have some concerns about local agents. I would interview 3 agents and choose the best one. Ask lots of questions, you should be well armed now. But, if you want my list of Q to ask a potential listing agent, I will be glad to supply it to you. (My list was created in conjunction with Q asked when hiring corporate sales people based on my past life and input from corporate headhunters. I believe hiring a listing agent is similar to hiring a temporary sales exec for a company.)
For pricing, you need the opinion of local agents for most accurate pricing. Letâ€™s say for example, that the average comp prices range 769-799 from the CMAs of local agents. If you want to sell, you need to price under the comps. How far under? It depends upon the competition. Perhaps 5-10% under.
When interviewing agents, you need to evaluate the marketing program that they will provide. I always sing the song, â€œPrice and Exposureâ€. Since you have previously indicated a concern about the agents and brokers in your area, I would particularly look for an agent who will work to market to the brokers. I know that you are on Trulia and Realtor.com. I donâ€™t know where else you are on the internet. I believe you have a downtown or shopping and antique area. Are there marketing opptys there?