Ok, let’s run through what you are going to have to do:
Are you prepared to pay up front costs of marketing and advertising? Agents that belong to their local Multiple Listing Service (MLS) network to hundreds, if not thousands, of other agents in their region to expose your property to. And those agents, in turn, have their own networks of family, friends, past clients and business acquaintances to tell about the property. MLS listings in most regions feed into numerous online portals as well. This means your home will be picked up by thousands of Web sites.
Recent studies have shown that 92% of buyers search online for a home. That is in comparison to only 28% looking at print newspaper ads. Most real estate agents have an Internet strategy to promote the sale of your home. Do you?
Do you REALLY know who’s at your door, wanting to look at your home? Do they have an agent? Have they been approved for a loan?
You’ll have a friend there to show buyers your house if you can’t? Hmm…talk to your insurance company about that one…
So you think you’ve got that covered, huh? Ok, say whatever you are doing to get exposure brings you some buyers that want to look at your house. Does a real estate agent represent them? Because good agents will make sure their buyers have talked to a lender and are pre-approved for a loan. That means they are ready, willing and able to purchase your property.
No? You’ve got somebody who wants to see your home anyway, so you will show it to them. Are you able to consistently be available to show prospective buyers your home during the day and evenings, 7 days a week? Your boss is just going to LOVE you constantly taking the time off from work to do that.
And the buyer does not have an agent, and you have no idea if they have the financial wherewithal to buy, but you’ll be there to show them anyway. Do you know this person? If not, do you have an idea of where they work, who they are, identification? Nah, you’ll let them in anyway. Really? How do you know that they aren’t casing the property to rob later, or worse? Good agents know who their buyers are up front, they have verified them through their own process and the lender has all the tax returns, identification and work history on file to qualify them for a loan. Do you? Not worried about that? OK… say you have a buyer without an agent who makes an offer on your property. Do you know the legal rules that govern real estate transfers in your state, such as who must sign the papers, who can conduct the actual transaction, and what to do if and when encumbrances are discovered that slow down the transfer of ownership?
Do you even know what documentation is part of the process? Do you know what legal paperwork is required to construct a legal sale and if there are any state-mandated disclosures as to the physical condition of your house? Do you carry Errors and Omissions Insurance to protect yourself (and you as your own client) should problems arise in the contracts?
Back to saving money… Realize that the main reason buyers look at FSBOs is because they also believe they can save the real commission. The seller and buyer can’t both save the commission. Do you realize that the commission is actually paid out of the proceeds the buyer gives you upon closing? Yep, that is money you are not going out of pocket for. Still think that you could net more if you didn’t pay a commission and use an agent? What would it cost you time wise and monetarily to perform everything discussed above?
Fact is, statistics show that selling your home with the assistance of a professional real estate agent will garner you a higher profit, enough to cover the commission as well as put more money in your pocket. According to the National Association of Realtor’s 2013 Profile of Home Buyers and Sellers, the average nationwide FSBO sales price was $174,900, while the average price for a home represented by an agent was $215,000, a difference of $40,100.
Bottom Line? Before you decide to take on the challenges of selling your house on your own, sit with a real estate professional in your marketplace and see what they have to offer.
You can pull your tooth out with a string and a doorknob, so why go to a Dentist?
You wouldn’t go into a divorce proceeding without an attorney, or take the advice of your spouse’s attorney, would you?Yet frequently in real estate that is exactly what happens to you as a buyer, if the seller’s agent isn’t clear to you about “Agency”.When you call an agent who has a sign in the yard and say you want to see the house, a good agent will ask you “Who is your agent?” If you say no one, many agents will reply, “I’ll be happy to help you!”Aren’t they SO nice?
Aren’t they SO Nice?
What they should do is explain that they represent and have a fiduciary obligation to the Seller and you, as a buyer, could get an agent specifically to represent you and your interests. If you do not get your own agent, you are in a situation called “Dual Agency.” Many agents want to do this as they get both sides of the commission that way! *cough* greed *cough*… They have to disclose this to the Buyer and will have the Buyer sign a “Dual Agency” agreement. But it is not always clear to the buyer what this means. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information and they cannot give confidential advice. Many States on the Mainland do not allow Dual Agency.…
I got me a BUYERS Agent!
Now, in my case, I prefer to have ultimate loyalty to my Seller if I am listing their property. I want to be 100% in their corner looking out for what is best for them and negotiating on their behalf. Even though my name is on the sign, actually the seller has a listing agreement with a broker. If the buyer has an agreement to be represented by another agent/broker who is affiliated with the same real estate company, this is called “designated agency” (also referred to as “designated representation”).I can live with the designated agency arrangement since there are at least two agents involved – one representing the buyer and one the seller – albeit from the same brokerage company. One advantage is that I know the other agent and I know they are competent and will represent the buyer in a professional manner looking out for their best interests.
I prefer for a Buyer to already have a relationship with a good agent who knows what they are doing and will work professionally and positively with me to get a transaction accomplished that get’s out clients the best possible outcome. Some agents on the other side can become adversarial; believing they have to beat up the seller (or seller’s agents beating up the buyers) and winner takes all. Not so. Good agents on both sides of the table realize that we are all working together as a team for our clients to reach the goal of a Buyer getting a new Home and the Seller moving on and no longer concerned about the sale process.Aloha from Hawaii,Biz
Welcome to the YouTube vids of HawaiiRealEstateBiz!
We have been with Viddler since 2010.Unfortunately they are closing down their free hosting for individuals, can’t blame them… they need to make more money to stay in business…Bear with us as we move a LOT of our Neigborhood Crusin’ Vids over to YouTube!Some links will be down until we get everything transferred!You can see everything here in my video junk drawer…
So you want me to sit Open House for your property?
No. I will hold “Brokers Open” which is for Realtors to preview your property. But I will not sit an Open House where the general public has access to you home. Why? Let me ask you this: Do you want people you don’t know going through your house checking out your possessions? Sure, you’ve been told to hide your valuables or even remove them during the time your home is on the market. But what about that prescription medication in your bathroom? Hey, those credit card and bank account statements sitting in your desk look good to an identity thief! And that big TV sitting in the living room of your vacation home that is vacant most of the year?
The Cat Burglar does not want your cat...
Thieves do go to Open Housesto check out the opportunities to relieve you of your possessions. And if the home is your full time residence, don’t you just LOVE the inconvenience of hauling the family out the door, containing your pets, and vacating your house for hours at a time every Sunday afternoon? Again and again and again…
Show me the Money!
So on one hand, I don’t sit Open House to protect YOU, Mr. & Mrs. Seller. I only allow access to qualified buyers who are ready, willing and able to buy your home and are accompanied by a licensed Real Estate professional. You DO want to maximize the potential for the sale of your home rather than letting anybody off the street in, don’t you? Even if they are not “casing the joint”, Open Houses are used by many buyers to walk through homes in which they have no interest other than to learn the market or to validate a decision to purchase another home.
On the other hand, I don’t sit Open Houses to protect myself as well. Let’s just advertise the fact that I will be in a house in the middle of the day when no one else is around and there are even signs leading right up to the front door! Realtors have been rapedand killedat Open Houses, I have no interest in becoming a statistic.Sit with another agent you say? Well, the State of Hawaii prevents law abiding citizens from carrying a firearm for personal protection. Guess who carries firearms? The not so law abiding citizens with intent to commit a crime. Even if there are several agents with me, a can of pepper spray is not going to do anything to deter an armed intruder.
How long until the end of Open House?
Most experienced agents pass off (yes, I said “pass off”) the duty of sitting open house to newer agents because they tell them “If you sit Open House at my listing maybe you will get a potential buyer coming in that does not have an agent!” Or I’ve heard agents say, “I’m sitting Open House this weekend and hopeto get a buyer!” Or “Maybe I’ll get a lead on a potential listing!”
Sitting Open House is a very passive form of marketing your home. They are used by real estate agents to convince sellers that they’ll be doing everything they can to sell their home, and they disrupt the lives of sellers with little or no value added to their goal of selling their home.
Whoopty-Doo. “Maybe” and “Hope to”are not key points in my Real Estate business plan… I know that Real Estate is local in its nature, and I’m sure there are areas of the national market where Open Houses do work to some extent to sell homes. And I know I’m going to get blasted as a heretic by those agents. So be it. Would you rather have a passive agent who sits around your house on a Sunday afternoon “Hoping” or an agent that is “Doing” by actively and aggressively marketing your home? I know which one I’d rather have if I were selling my home…
A while back I had the treat of a behind the scenes tour of the Honolulu Zoowith the Bytemarks gang. Bytemarks is a group of local nerds led by Bert Lumwho meet for lunch once a month and take on adventures that most normal peeps don’t get to see. And we are definitely not “normal” …Bytemarks members range from IT people, engineers, a librarian, me the token Realtor, photographers and mad scientists. The common ground is that we all share a love of technology.
Welcome to the Honolulu Zoo!
Our Zoo tour was led by Tommy Higashino, a 37-year veteran zoo assistant director. We started off with a yummy lunch hosted by the Zoo at the “Snack Bar”, which surprisingly had really great food. We then moved on to the Tiger Zone where we learned about the care and feeding of the Big Kitties and that some cubs had successfully made it to Zoos in Japan. The cubs were scheduled to go earlier, but then the Tsunami hit.
Hot fence helps prevent jail breaks...
Now we head to the new Elephant Enclosure, and got the chance to get in the area before the new tenants were moved in.
A much nicer home than the old digs, the new hacienda features several swimming pools as well as expanded grounds.
Can you spot the elephant?
The new Elephant home features state of the art technology to control the big kids if they get into an Elephant Hissy Fit and become potentially dangerous. Essentially it is like the trash compactor from Star Wars that has panels to enclose and hold the elephant securely. The elephant is then turned over onto it’s side which calms it down enough so that attendants can administer whatever needs to be done to control the situation!
Dr. Ben has Mr. Fox in Quarantine before he can meet his new girlfriend... The Fox's girlfriend, not Docs ;-)
From there we moseyed over to the veterinarian clinic to meet up with Dr. Ben Okimoto. The new 7,000-square-foot clinic was dedicated in 2005 and is an up-to-date facility, complete with rooms for exams, X-rays, surgery and recovery. It allows medical staff to keep sick animals away from those in for routine examinations. It also serves as a morgue for autopsies as well as a quarantine area for new animals joining the Zoo from outside Hawaii.
In the Zoo Kitchen, everybody gets special food every day!
We finished up our tour at the Kitchen. Not the Snack Bar Kitchen, this one is dedicated to preparing meals for all the animals every day. Special diets for everybody can include “Fuzzies”, which are depicted here with their own special walk in cooler. A tasty meal of Adult Mice, anyone?
Fuzzies are Fuzzalicious!
We all had a really great time and learned a lot of information from Tommy and Doctor Ben. We appreciate the Zootabulous Tour!