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A Buyers' Agent Is Just As Valuable As A Buyer To A Worthy Listing Agent

Marketing to real estate agents is as important a task as marketing to potential buyers. Co-broke agents are the crux of our business. We love to see agents from near and far, and the further out they are from the better the chance of closing that buyer. When an agent from Boston, or one of its suburbs, drives to Franklin, it's realistic to think that a reservation will follow. Agents do not like to waste their time, nor do they like to reinvent the wheel, so when those buyer agents are coming from a distance, unless the buyer despises that property, the buyer's agent will close them.

There are so many listing agents whose main purpose is to sell the property themselves and because of that the co operating agents are treated badly. Phone calls are not returned and some listing agents will not accommodate that buyers' agent's requests.

My team will extend every courtesy and cooperate to the nth degree, including showing a buyer a property without that buyers agent, if that's what they are requesting. We have no problem with doing that. We just want the listing to sell, and we want to represent our sellers and builders properly. Their properties need to be promoted to everyone. We are prepared to cooperate with every listing in our inventory. My team members feel that a transaction with a buyers' agent is the cleanest deal.

Open house events are provided at our new construction communities for cooperating agents. We will invite every agent within a certain distance of Franklin. We provide tours, food, drawings and information. We make it known that we will accompany if desired, and we will take the time to meet with the buyer to answer any and all questions. The buyers are not required to provide any money until a purchase and sales agreement is ready to be signed. Reservations do not require a check, and we will not accept any money. It's purely conversation until the buyer is comfortable. Cooperating agents appreciate that "no gun to the head" method of selling, and those cooperating agents always come back for more.

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Posted by Barbara Todaro "Franklin MA Homes" on 07/20/2010 09:09 AM

Comments (158)

The Value of Cobroking in the Sales Strategies / Tactics Channel

the value of cooperating, real estate co broking, sharing commissions in real estate

Originally posted at: "#1 Team in Franklin's #1 Office": A Buyers' Agent Is Just As Valuable As A Buyer To A Worthy Listing Agent

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158 Comments on A Buyers' Agent Is Just As Valuable As A Buyer To A Worthy Listing Agent

JUL

2010

Good sales strategy. I, too, "play nice" with cooperating agents. I need them to help me sell the listings. I also work with buyers so I truly know the value of a great buyer's agent and the hoops they jump through to bring a successful sale to the table.

Barbara,

"My team will extend every courtesy and cooperate to the nth degree, including showing a buyer a property without that buyers agent, if that's what they are requesting. We have no problem with doing that. We just want the listing to sell"

Exactly! We JUST WANT THE LISTING TO SELL! We provide as much information as possible, provide additional as requested, and Yes, even show for the buyer's agent if we need to. We know more about the house than they do anyway!

We're not HUGE fans of the double dip. The checks are nicer, but the additional liability certainly adds to the stress level.

And a good buyer's agent? A joy to work with, and a bad one can kill a deal in a heartbeat by not being able to alleviate concerns and by stirring up emotions, turning the whole deal adversarial. No fun at all!

There are also a lot of great listing agents who return all the calls, are glad to have buyer agents and want their sellers listing to get maximum exposure. They want the buyer to have representation because it is best for everyone to have the transaction close with all parties represented. Using a buyer agent has nothing to do with the quality of the listing agent. The buyer should always be represented, it is in their best interest in the largest purchase of their life!!!

Great points Barbara! I represent a new construction development, and would absolutely show anyone's buyers without issues to be able to get these properties closed!

Ha! I love this post. I do believe when people get to know each other, it's almost so much easier to do business together. That's also the reason why I would stand up to teach a Blogging class today to a bunch of local realtors - to enrich their lives as well as getting to know them better (so we can do business together next time)..... Dont you think that's such a well-crafted plan? Haha.

Another wonderful post Barbara..............excellent strategy.

Don...a buyers agent is worth his/her weight in gold to us.....

I just love this approach. It makes sense on so many levels and it is amazing that more agents don't see how this can be a competitive advantage. If you treat people well, they will go out of their way to sell another one of your listings. Well said!

Liz and Bill....a buyers agent wants a deal just as much as a listing agent does....we are all in this to get everyone to the closing table....play nicely in the sandbox and everyone wins.

Mary.....I agree that all buyers need representation and should have it....however, there are many listing agents who would rather collect that full commission themselves....that was my point....just sharing that WE would rather cobroke and appreciate buyers agents....and we also want everyone to have proper representation.....and that attitude is not prevelant with all listing agents.

Joan.....and that will encourage agents to continue to show and/or send other potential buyers you way....good for you....that's how to do it.

Michael....my team members all appreciate buyers agents.....and I am the greatest proponent of that....truly, a buyers agent can send their buyer and not have to worry about protecting a commission....the first question we ask if we think there is interest is "are you working with an agent" and if they are not we discuss the fact that they certainly have that right to...if they are we will track you down and bring you up to speed on the fact that your buyer is interested so you can follow up....

Barbara, great approach and definitely when the "Golden Rule" applies! We had a high end development selling lots in San Diego and the listing agents encouraged you to bring or send your registered buyers and they would give them the "deluxe" tour, complete the paperwork and all you had to do was pick up your commission check. Most of us accompanied our buyers to provide representation, but the tour was informative and we learned alot about the development. ~ Susan

Loreena....it's not a ha ha thing it's a very sharing and professional thing to do....I've done it....and I only know the basics....so I teach them what I know....can I share something else with you??? everyone has good intentions, but don't be surprised if you see one or two posts and then they fall off the face of the earth....now that's going back to a past blog that I wrote about sharing....there's nothing to be paranoid about....most won't be consistent with it and it will never have a negative impact on you....never....you're so funny!!! and I really do like the new states look!!

Roger....thank you....works for us....especially on the new costruction communities....when you have so many listed, you need everyone's help!!!

Kathryn.....it's so true....we experience this all the time....the co brokes know that they are in good hands and with real estate agents it's the path of least resistance that works best.....that was a lesson I learned way back when...

I love the idea of listing agents and buyer agents. The main point however is in educating our clients on how this system works. So many people do not understand it.

Barbara,

To sell the listing and to provide great, professional representation to the seller is the goal. Working with buyer's agents has always been seen as a plus in my book. They are an asset to the transaction and to the buyer.

There are only so many buyer's agents a listing agent can alienate before the seller suffers (especially selling new construction).

Great attitude, great post!

I am often a Buyer's agent since my biggest customer is my husband doing the buying. A smart listing agent will not mess with us, especially if they want the sale. LOL

Susan....and I'm sure those lots sold easily....that was very smart on their part....but not everyone thinks that way....many listing agents want to sell most of them on their own and some even avoid buyers agents.....

Paula.....and many do not understand how the system works.....that's a very necessary explanation.

Jenna....we can't do without them....and it's best to make sure they feel welcomed....

Ellen.....A smart listing agent will not mess with us, especially if they want the sale.... this is very true....a buyers agent is a key component of the transaction.

What I realized about this industry (or people who seek success for that matter) do not have the tenacity to do what it takes to win. It's troubling. But those who do reap heaps and heaps of reward. I'm not really concerned if they could or couldn't. Seriously, everyone wants to blog (so 2009), but not everyone can do it. It's not just the tenacity, it's also a skillset.

Not everyone can write an engaging post. I think it's a skill that comes with time. But not everyone wants to invest that time.

Now, everyone wants to social media (it's 2010). But what could you possibly say on your Facebook status that could help turn an consumer, a friend into a client? If one can, s/he's good then.

Great topic! Sent a feature recommendation.

Loreena....that's very true....not everyone has the capability to write a post that anyone wants to read.....we all work at different levels....most have good intentions though....when it comes to listing agents cooperating with buyers agents, it's a no brainer....however, if the listing agent is insecure about future income or success, that listing agent may attempt to secure a buyer on his/her own....it's happened....and that is exactly the difference between a good listing agent and a not so good one #3....

Doug....thank you....

I think both can be helpful along as they pursue their roles honestly and above board! I think they call it ethics!
Have a great Tuesday Barbara!
Paul

Paul....I agree....sometimes they don't have the same goal in mind!!!

The operative word here is cooperating. It is mind boggling when I read these post about the experiences of buyers agents who run into listing agents so intent on selling their own listing that they ignore their duties to the seller and oath they take when they become "Realtors" not just agents. Buyer's agents can make the listing agents look really good - they brought you a deal - Hello!!!

Why list in the MLS or allow showings if you are so intent on selling your own listing? Someone has worked hard to bring you a buyer - get on with it and do unto others...

Janet.....Amen....you should have written the blog....you would have done it better!!!

Having a focus on buyers and having an ABR designation- I appreciate your post.

Maybe its different in Franklin, MA. But, the Buyer's Agents I have been running into seem to think acting like God's gift to real estate will somehow make me more receptive to them. Most of these agents do not have a signed agreement with the buyers they just met and have been sitting in their own car in our parking lot waiting for Mr. Wonderful to show up. There is a reason we priced the home were it is and the comparables you ran off the MLS do not compare. But, thanks for stopping in.

I'm sorry. What was the question?

Most certainly we need the buyer's agent on our side. They can make or break the deal, and do.

Mark...I also have those designations plus ABRM....I know where you're coming from and I appreciate buyers agents.

Gregory....relax....actually, I didn't ask a question....all I did was make a statement about how important a buyers agent is in creating a deal for my seller.....my team members are listing agents....I market for listings....I made a statement that I think buyers agents should be treated and valued as a very important entity in any of our transactions.....we will accommodate them....we will do what ever we need to do to make life easier for them....I want all of their buyers to be directed to our listings and WE DO GET THEM....I don't ever want that to stop....we'll do all the work...they don't even have to see the property if they don't want to make the trip....NO PROBLEM!!!

Jane....all good listing agents realize that....how shortsighted for a listing agent to think he/she is king of the hill!!!!

Barbara...

We all have our roles, and when we work together, it's a beautiful thing!

Hurray! Me too. I will show your buyer a home anytime if you are unable to come. No need for ruffled feathers if your client calls me without you knowing and you inform me that they are your client. Can't make an inspection or repair appointment - I am there. Full cooperation all the way no matter which side of the transaction.

Richard....yes, it is....for everyone.

Lisa, Lisa, Lisa.....anytime you want to jump ship, jump aboard with The Todaro Team.....you're just our kind of agent...now tell me you're the broker/owner!!!

Thank you so much for the invitation and kind words. And yes I am the broker/owner.

Lisa....where there's a will... my team and I will come work with you???? can't leave Franklin....that's my town.

Hi Barbara,

The job is to sell the home! It doesn't matter who sells it. In these hard times, buyers are pure gold. I don't even like double -ending deals. The liability is much higher and it is very difficult to "represent" two sides or treat one side as merely a customer.

Around here we have a few agents who engage in the "no lockbox" game in order to "control" the listing. To get to the keys you have to drive miles in heavy traffic and then IMMEDIATELY return them. HELLO? We've got 14 months of inventory in some markets. This is serving the seller's interests how exactly?

New construction is very difficult around here. They try to grab up the buyer should they happen to "wander in" - which they do no matter how hard you try to train them not to. So the way you arrange things is excellent.

Ruthmarie....well, that puts a different light on how other markets work....we have some of that here where an agent won't use a lockbox to discourage showings so they can sell it themselves.....my team members will bend over backwards to accommodate a buyers agent to get a deal....and the buyers agent has control over that buyer....keep the agent happy and make life easy and they'll come back for more.....and we have plenty of listings.

I'll refer a buyer out to a buyers agent before I will double end a deal. It's just not worth it. I depend on buyers agents to sell my listings. Some are good, some are REALLY good and there there are the ones I won't mention :)

Cynthia....we all appreciate the good ones....the other ones we try to keep happy and will do the entire deal without them, but they'll get paid in full....sometimes it's better to keep them out of the way...they're only in it for the money anyway....they not interested in representing anyone properly.

No wonder your posts are featured so often. Thwy are consistently good quality.

Cheryl....thank you....my eyes are crossing....I think I did overkill today!!!!

Take care of your buyer agents and they will take care of you.

Lane....and that's the way it is with my team.....

Barbara,

Great article - I couldn't agree more. As a new Broker / Owner I make certain to respect and accomodate cooperating agents. In a way I feel like they are my customers when they inquire about one of my listings.

As an exclusive buyer's agent (meaning my entire company only works for buyers) I want to say thank you for your enlightened approach, and I'm certain that the buyer's agents you work with appreciate you and your team tremendously!

Hi Barbara,

That's the way it SUPPOSED to work around here. 80% of the time that is how it works. Its the other 20% that will kill you. I work the condo/coop market a lot and most of my clients when I work with buyers are commuters. The result is that I generally cover several towns/cities/villages in a single shot. I try not to do more than 3 towns along the same train line (we have 3 lines going into Manhattan). Still - its a lot of territory. So I really need to have the keys easily accessed. Otherwise my clients end up cris-crossing all over the place with me or cooling their heels at a Starbucks while I go play "fetch." They don't have that kind of time and neither do I. Alas, there are several listing agents that appear to be allergic to making a couple of copies of keys or using a lockbox. No doubt about it, if I can avoid a listing like that I do. If I think they need to see it later - I make sure they do. But its got to impact the ability to sell the home. No way around that.

Hi Barbara. That works if the agents cooperate. Unfortunately that is not always the case. In fact I had a buyer in Tampa look at a new construction and spoke to the listing agent. She said she would take care of my buyers. I had to file a grievance when she did not compensate me.

Barbara you are just full of wisdom! I've always left with more information than I had when I started reading what you have to say. We have to cooperate with each other in every area of our business.

JUL

2010

If every agent had your perspective...oh how consumer sentiment would turn on a dime for the better.

Dan....that's a good way to think of buyers agents....

Virginia.....they keep coming back for more....

Ruthmarie....those are the few agents who are wanting to not cooperate and sell their inventory themselves....in that case, those units should not be in MLS....the purpose of MLS is to encourage cobroking....keep the listing in your pocket and sell it yourself and not run the buyers agent in circles....it doesn't make sense.

Lana....that's such an embarrassment to this industry....and it's because of those few that real estate agents get labeled with a lousy reputation.

Evelyn.....coopertation is the name of my game when it comes to selling listings....the more you have the more you beg for that cooperation.

Chris....it's only because of greedy agents that every agent doesn't exercise this method....

Great business strategy!

thank you, Joshua....

Been on both sides of the transactions lately been a buyers agent more and the listings agents that I delt with well they could use this blog......

I am personally glad that dual agency isn't legal in Texas - it helps everyone act professionally and keep their client's interest at heart.

BARBARA

GOOD ARTICLE POST I HAVE BEEN FIGHT WITH THIS FOR YEARS I HAVE BEEN AND EXCLUSIVE BUYERS BROKER FOR OVER 20 YEARS. DO NOT LIST DON'T WANT TO LIST IF MORE AGENTS GOT IT THE WAY YOU DO AND HOOKED UP WITH BUYERS AGENTS THEY WOULD IN FACT SELL MORE HOMES....... THIS NO COUNT FOR STUPIDITY OR IGNORANCE.

The think they hold the key and get real unprofessional so I just use the law of the land on them that puts them right in their place Most of the time but I have been doing this a lon time. I must say that with the markets the way they are if I wasa listing agent I would be in touch with buyers agents on a weekly basis and even want to market my listing to attract buyers.

Just thought I would chime in

Tim

Barbara

What a great post. Do hope that realtors all over sees this and pay special attention because it would make all of our jobs less stressful.

"My team will extend every courtesy and cooperate to the nth degree, including showing a buyer a property without that buyers agent"

been there, done that and appreciate when I need the favor returned even though it may be the long way around. As a listing agent I want the home sold- period!

Fransisco.....if agents only realized how difficult they are making it for THEMSELVES, they would be more accommodating to buyers agents....

we don't do dual agency either....we are listing agents and represent the seller....we cooperate with buyers agents....

Tim....you are right on....we are very, very accommodating to buyers agents and market to them...they appreciate it and ALWAYS come back for more....we sell homes this way....it's soooooo easy....just play nicely in the sandbox just as mother taught you.

Sad but True - I wonder if their sellers know they don't return calls?

Mary Ann....I am still trying to understand the mentality of those who do not like buyers agents....I think they may be lazy listing agents....when you list a property, sometimes you do ALL of the work...and, oh well, that's your job, in my opinion....you want to have the sign in the front yard, you take the responsibility and move that home and do what you need to do to get it done...it doesn't matter if the buyers agent IS lazy...just do it and with a smile so they'll keep sending their buyers....they market for buyers....we market for listings....we need each other.

Kathleen.....and that's why your listings sell....and will continue to sell...have a good day...

I'm working on my listing presentation and devoted some space to this very point - you made it well!

Richard..,,.the sellers know as much as they are told.....I don't like that mentality any more than a buyers agent does and we are listing agents....we certainly get our fair share of closings and as word spreads, we will get more.

Barbara,

Congratulations on another great feature.

I can see nothing wrong with this strategy.

Barbara - would you PLEASE be the teacher for EVERY CE class out there? Professionalism pays off!!!! Wish I could clone you.

I see a lot of listings where the listing agent makes it so difficult to see the home and then write the offer that clearly they want to find the buyer themselves. Drives me nuts...they are really just using the MLS for free advertising on the sites it goes out to. Great post...I'm grateful for buyers' agents who sell my listing.

My goal in listing is to make a home easy to sell and close for a buyers agent. Ultimately a buyers agent wants to show, sell, and CLOSE. Show and sell without closing doesn't work. If they have a good experience then they will continue to show my listings.

Richard....this is how we work....thank you and have a good day....

Excellent attitude and it is too bad that there aren't more like you. I am actually surprised at how many builder play dirty tricks around here. They ARE the seller! Sometimes it seems like they are more interested in getting both sides of the deal than in selling the home. Their reputations follow them and many agents won't show their listings.

We market the heck out of all of our listings and greet buyer's agents with open arms. I want the other agents to be happy when they see that a home is listed by us.

Joetta....didn't mean to skip you.....this information should be included in your listing presentation....it's part of your job as a listing agent to market to buyers agents.....they market to get the buyers so you need them.

Barbara,

Great post!!! And Lisa G. I couldn't agree witih you more. If more agents in this industry thought like you, we would have a far better standing in the community regarding our reputation. We need to put the needs of our customer/client's first and foremost.

And I think buyer's agents play an extremely valuable role in this industry.

Thanks for the post!

Juli....thank you, but for every good habit, you'll find a not so good one, I'm sure.....the important ones are there and that's how we work our listings......

Karen....I think those listing agents who want to sell it themselves and make it difficult for buyer agents just put the listings in MLS because they are forced to do it....all of the other agents interviewing for that listing will be doing it, so they have to....it actually makes life more difficult for them....how easy if they could eliminate mls and just keep it in their pocket to sell and the seller agreed to it????? now that's heaven for a that type of listing agent....it's just greed.

Tripp....cooperating with showings and making life easy is the name of the game....but the buyer and seller need to be on the same page and the agents take on another role there.

Mark....and I'm sure they appreciate it when they see that YOU are the listing agent.....I've heard agents in my office groan when they are showing a property listed by certain agents....they know it will be a struggle.

our builders are motivated to sell...actually, if they have their own buyer who is a friend or family member, we will waive our commission and I put that in the listing agreement.....we cut them some slack....it's tough out there for everyone, including and especially the builders.....ours really appreciate our efforts and the fact that we meet them part way when they are up against the wall....no one has ever called us greedy....we just keep on working and the money will always be there....I'm a firm believer of that.

You're welcome, Linda.....buyers agents, especially today, play a very important role....we need them and their clients.

Great post! When I first got into the industry 14 years ago, we all had this cooperative mindset. Recently I've run into a couple of agents who refused to pay me but still planned to take the entire commission because my buyer called them directly. I think we need to do what's best for the client we are representing which in a listing situation is to get top dollar for their home and get it sold. Thankfully, still the majority of agents still have this mindset.

Barbara, I like your way of thinking! I always treat people with the same respect that I would expct from others. You can never go wrong with that approach!

I am with you, Barbara, selling my listing for my clients is #1 priority. I often offer to show my property to out of area agent's buyers if they can not make it here. I have not had one take that up though.

Phoebe.....I think there are also some listing agent who try to teach buyer agents a lesson because their buyers called them directly....it's really very unprofessional and will eventually just create havoc within the potential deal....just show the house and track down the buyers agent so that agent can close the buyer if he/she is interested.....some agents work so counterproductively.

Raymond....you are absolutely right.....do unto others.

Sylvia....we have had that happen....we don't mind....we get deals from it....we keep the buyers agent in the loop....and honestly, the only one taking that on the chin is the buyer....we represent the seller and that buyer is on his own!! but that's not my problem, fortunately.....and we have done the entire deal and mailed half the commission to that agent....imagine???? the seller was happy and guess what, the buyer was happy and that will bo our listing again, next time around!!!

There are many great agents and then there are others that would be wise to take a lesson for how you do business.

Sellers trust their listing agents to look out for their best interests, as they were no-doubt promised leading up to signing the listing agreement.

Imagine their reaction to learning that their agent was actually limiting their opportunities to sell!

Raylene....no matter how many lessons are given to those agents, their attitude will not change....greed is a powerful force.....and it's greed that motivates them.

Marian.....and most never know.....those agents give everyone a bad rap.

Barbara, Thanks for the post. I represent both buyers and sellers so I've seen "The Good, The Bad, and the Ugly." Good ones truly make the transaction a pleasure, whereas bad ones can tank the deal.
Lydia

I don't see a reason to NOT cooperate with a buyer's agent or any other agent that shows an interest in one of my listings. After all my job is to get the property SOLD. Buyers need representation, too. I work on both sides, with buyers and sellers. I really appreciate when a listing agent is pleasant to talk with and forth coming with information.

I LOVE Buyer's Agents, and always welcome them to show my listings. During a listing presentation I prepare the seller for the fact that the property will most likely be sold by a coop brokerage, and part of my job is to market the property to other agents who might have a buyer ready, willing, and able.

I do know of other realtors who are still stuck in the dark ages of thinking that they will horde the listing for themselves to find a buyer, and they are not servicing the seller as they have agreed to by the Code of Ethics and Professional Standards. It's a shame that there are always bad apples in the bunch.

Lyndia.....the bad and the ugly can ruin a good thing....have a good day....

Debbie....and that makes life easy for everyone....business is tough enough....no one needs extra aggravation,....

Michelle....I think alot of it has to do with that old mentality but most of it is pure greed....that's how I see it....they are trying to bet both sides of the deal...

I can't believe that someone would try to sell both sides if meant delaying the sale. It violates fudicary duty and it makes no sense. In game theory the difference between selling it yourself versus using the rest of the universe to sell it is huge. Go out there, sell this one, go find another one and sell that to. This would be easier than double dipping the transaction.

Mike....I'm in agreement with you....

Cooperation is the key to success in this business. Right now listing agents may be in the drivers seat, but this worm will turn and I remember who was honest and up front.

Gene.....I think just the opposite....I think buyer agents call the shots....they have the buyers and without them, we are dead in the water....this is not a sellers market.

Barbara,

You are so right. I work with more buyers than sellers, and I can tell you that If I have had a good experience with a listing agent in a previous transaction, I will tell other agents. This can only help the lsiting agent with a good reputation move more properties.

Bob Dickinson, Your Premier Team @ RE/MAX Excalibur Scottsdale

Back in the dark ages, before MLS came to our town, I worked for a broker who got mad every time I gave a competing agent information about one of our listings. He didn't want anyone but us showing our listings.

Of course, there was no buyer agency back then either. My how things have changed!

Thank goodness.

Bob....I've experienced that....my team members have experienced that....we are listing agents and when we are treated with appreciation we know it's working....and they come back for more with a big smile.

Marte....yes, things have changed, but there are still those agents who don't want to share information unless they have to....that "dark age" greedy mentality is still in existence and it's a killer.

Barbara,

Great Article,

I believe your focus is exactly right, we always need to be a team player.

I, like yourself, have been in the business for a long time, but right now, because of the economic slowdown, many agents are losing their focus and trying to be greedy.

We need to always remind ourselves, that we are in the business to serve people. Whether they're agents, clients, or just someone we meet in the street, we need to always put others first.

When someone I'm dealing with, doesn't return phone calls, it usually means that they had their priorities upside down. I answer all phone calls, and can be reached day or night, I have my cell phone with me all the time. And yes, I do give my cell phone number to all my clients. They respect me, and I respect them. You and your team keep doing what you do, and everything will work out great for you.

Have a great day,

Jim Pendleton Mr. mortgage

All 50 States - FHA,VA, USDA residential commercial funding

Hi Jim....it's 99% greed and 1% laziness that directs agents to become so stupid....it's pure stupidity when a listing agent does not accommodate a buyers agent....pure and simple stupidity....this market demands cooperation to the nth degree....it demands it.

Me too. I bend over backwards to help other agents sell my properties. I provide an unbranded virtual tour and great photos for them to show their clients. Many agents tours or photos have their office name on them.

Betty....that's great.....that's how to get them to show your properties....

Hi Barbara,

I agree working with another agent from a different agenice, it is fun getting to know them better helps when you end up doing a transaction with them a second time around..

I just came off our MLS tour and road around with an agent who owns his company and what a kick he was.

Zoe....work with the agents who want to work with you and you'll all make money....

Thanks for the info...everyone. I've been trying to decide what I'd like to concentrate on, so all this stuff helps.

anonymous commenter....you're welcome....

Barbara,

What I find amazing is that this even needs to be said. No criticism meant to you for saying it because it does need to be said but I think it's very, very sad that any agent does not understand that the definition of our job is very simple regardless of which side of the transaction you are. Our mission is ONLY to put buyers and seller's together and help them both complete a fair and successful transaction.

That may be the longest sentence I've ever written.

C-O-O-P-E-R-A-T-I-O-N

We learned the meaning of that awesome word on Sesame Street when we were, what, 4 years old ?

Seems hard to imagine why that concept can't be grasped by adults in the RE industry but is understood by children.

I did not read all of the responses you were given but I agree with Rick above. It is amazing to me "... that this even needs to be said ...". And I think "Dark Ages" was mentioned more that once in the responses above !

Love the post and I hope those little children that don't cooperate with the rest of us learn what we did back in the dark ages of public TV when we were 4 !!!!

Stephanie

Hi Barbara, If all agents treated other agents to the simple courtesies outlined in your post we would all be a lot better off ! Thanks for setting a great example!

I am sure that the sellers do not know the listing agent is not returning calls from other agetns trying to show the property, but somehow these listing agents manage to keep getting listings... I agree with the proposition that if all agents showed respect and treated each other fairly there would be much better appreciation of agents in general across markets...

Great post! Keep up the good work... and of course, if we find buyers/sellers in your neck of the woods, we will be pleased to work with you...

Sounds archaic that agents want to only double end a deal.

Rick....you're right.....it is a very sad fact that we need to even discuss this topic....is should be understood that the main purpose is to cooperate with each other in order to put a deal together for both the buyer and the seller....wouldn't you think????

Bill...wouldn't that make life easy.....thanks.

Stephanie....and if they were too old for sesame street, I'm sure they learned from someone that they need to play nicely in the sandbox in order to make friends....it's very sad.

Paul....we're neighbors....anytime you need help with anything in my backyard, you call and we'll set you up.....thanks

anonymous commenter.....those agents are in the minority.....the majority of agents do cooperate with each other.....but all agents should cooperate....it's what we are in business to do....that's the purpose of MLS....it's a means to cooperate with everyone in the system and share listing info and commission money....can't do everything yourself in this business...we need the masses....some are greedy and don't want to share...

Barbara, great post...interesting read! I'm not a Realtor myself, but I'm always curious why some Realtors and builders behave in a less than courteous fashion to other professionals who are helping the listing agent or builder complete the transaction. Buyer's agents are my favorite people in the transaction, though; I always recommend my borrowers use an agent. Good buyer's agents make the transaction go more smoothly and protect the interests of the buyer.

Brett.....good decision.....all buyers should use a buyers agent.....on occasion we see a buyer who does not want to use a buyers agent and we make it very clear that we represent the seller.....they continue to go forth and use us for the transaction.....that does not happen often....we truly prefer a cobroke on every deal....it's much easier and cleaner.

JUL

2010

It's so much easier when agents work together. It makes it so much more productive than working at cross purposes, and certainly the other agent appreciates your attitude.

Barbara,

Information, cooperation and respect! I do believe thats one business plan that I wish we could get more of our peers to subscribe to. It sounds like your team would be a pleasure to work with.

Christine.....everyone makes more money and works with less effort when we all work together.

Joe....you'd love working with any one of my team members.....they have the right attitude....

Good points Barbara, I am a sellers agent or generally a listing agent. I am always glad to work wit a professionally prepared buyers agent. A good buyers agent can be priceless to a buyer. I subscribe to a previous post written by Joe Daniels t "Information, cooperation and respect! I do believe thats one business plan that I wish we could get more of our peers to subscribe to"!

Charles....sometimes its just unbelievble to hear stories about buyer agents not having the cooperation of a listing agent....if the seller only knew!!!!

Hello Barbara:

I'm about 95% on board with your no questions asked cooperation with buyer's agents. Where I begin to get uneasy is the buyer agent who never shows up, hasn't seen the property, never was the procuring cause and still wants to be paid. Keep up the great posts.

Brian Rugg

Brian....I understand....that is a hard one to swallow but we will pay them....we just go forth and complete the transaction....it's happened a few times....we want the deal....we don't want to hang out dirty laundry in front of the buyer or seller....we just want to go on to the next thing....the positive side is that we always get the listing next time around and it's well worth the effort....you have to look at it that way.

It's so nice to hear you say that! I am surprised how many listing agents do not return calls and do try to double end their deals. Good to hear of honest Realtors.

My first BIC taught me that there's enough out there for all of us, and that the golden rule prevails. Cherish that lesson!

Mary.....Most realtors ARE honest.....it only take a few of the other type to put a cloud over the entire industry.....

Debbie....those were good lessons from your first broker.....

I guess I came from a different world since I do everything I can to avoid representing more than one side of the transaction. I list and sell. I don't mind designated agency, but I try very hard not to participate in dual agency at all. In NC & SC, dual agency basically means you can't help either side negotiate. In a nutshell, it's limited representation. I like full representation for both sides and it has always worked out well for me. If a person chooses to remain a customer, I have them sign a form stating they've received the agency brochure and declined agency representation.

I've only had a few listing agents act unprofessional initially. It's hard to be rude to someone who respects your position, so they softened up quickly!

Spring.....my team members also dislike participating in dual agency....we are listing agents and we will cooperate with anyone including a facilitator.....if they have an interested party, the commission is theirs.

AUG

2010

We totally agree and appreciate anyone who can bring us a buyer. We will gladly split our commission with a cooperating agent and refuse to list properties with a cut-rate buyer's agent commission; Which is getting more and more common with some listing agents.

Derrick and Sara.....smart thinking.....and they'll bring you their buyers.

AUG

2010

Barbara, It's always nice to feel the comfort of a cooperating broker and know that they won't "steal your buyer"...

Don.....we only want our listings.....we want you to sell them.....

SEP

2010

I like your attitude Barbara. Please don't move to the West Coast. :>)

SEP

2010

Wayne.....so, you don't market to buyer agents on the west coast?????? I could make a bundle there.

NOV

2010

I agree. A great buyers agent is worth their weight in Gold!

Dennis and Terri....I fully agree.....hope you have a good week....

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Barbara Todaro "Franklin MA Homes"

Franklin, MA

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RE/MAX Executive Realty

Address: 445 Franklin Village Drive, Franklin, Ma, 02038

Office Phone: (508) 520-9881

Cell Phone: (508) 918-9148

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The Kuney-Todaro Team is the "#1 team in Franklin's #1 office." Our expertise is in marketing new construction and resale properties. New construction is our niche and we have sold 40 subdivisions in the area of Franklin MA.

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