Do Listing Agents Really Want Our Feedback

By nature, I am a person who looks for the good in things and not the negative.  Today, I had one of my  trainees along with me on the weekly “new listings” tour, so I felt the need to point out things I would do differently .

Frankly, I was embarrassed for some of these listing agents.  Not only do they not know how to price homes, they apparently don’t have the skills to guide their sellers through the process of preparing a home  for market.

Of  the 11 homes we toured, several were nice, well priced, and will probably sell fairly quickly.    My question is… do you think it’s appropriate for me to offer my impression of  how to improve a listing after previewing it?  I often make suggestions to agents I know, but not sure if  most agents appreciate this or not.  

From today’s tour, here are my observations on the homes I don’t think will sell quickly (or ever):
1) Grossly overpriced for the condition.  It looked run down from the outside, but I was willing to believe the inside was really nice and would squelch my doubts.  I wasn’t only disappointed;  I was appalled that an agent would be so desperate for a listing that she would be willing to over price it to such an extreme degree.  I’m talking about a home that should be priced around $135,000, but was priced at $295,000.  This home needed serious work.    This was a “no host” open house… meaning the listing didn’t even have the nerve to show  up and explain her reasoning (or tell us where the gold was hidden).  This had previously been a For Sale By Owner and I can only think the sellers told her what they wanted and she said o.k.  

Should I call the listing agent and ask how she arrived at that price and offer my suggestions (or condolensces)?   

2)  A nice and well-priced condo, with the scent of cat urine hitting you the second you walk in the door.   Do you think a potential buyer might notice the same thing?   Well… yeah!

3) A grossly over-priced home, needing serious updating.  The owners didn’t even bother to do any cleaning before the open house.  This is one of those homes you  walk through with your hands in your pocket so you don’t touch anything.  

I didn’t say anything to this agent because I have had some experience with her and felt she might take offense.  Should I have said something?  

4) A decently priced home but ,when I opened the master bedroom closet, I smelled sweaty socks or shoes or some other unknown object.  

I didn’t say anything to the listing agent, but felt I should have.   I’m thinking maybe she’s not even aware of the problem.

5)  A decently priced home in an upscale neighborhood, with a really nice, well manicured,  yard.  But, the door coming in from the garage was grossly dirty.  It was a real turn-off.  Also, the stairs leading up to the front door was just raw rough wood and had never been painted or stained.   Also, the railing needed to be re-inforced.    

I did mention cleaning the door to the listing agent, but didn’t say anything about the stairs and railing.   These things are so obvious.  Should I have said something more?

So, how far should we previewing agents go in offering suggestions to the listing agents?  Are the agents clueless to these issues or are they afraid do tell the sellers what needs to be said?  Our value, as professionals, is in being able to guide  sellers through an expedient and smooth sale and closing.  It all starts with an attractive, well staged, well priced home.

And lastly, how much are we hurting our professional image by allowing sellers to put their homes on the market, with our personal and company name on the sign, when they are obviously over-priced and no regard is given to cleanliness?  Does any of this, or all of it, insult the buyer?