Lying, Stretching the Truth, Fibbing ~ It's just a little white lie....

Jeanna - Oh how I wish we were sitting in the office together right now - I'd be off on one of my patented rants about the things I dislike in our industry.  How many times have I been told that "we have multiple offers" only to have my client walk away and that same home sit there unsold - what happened to all those offers, eh?  I will never tell anyone there is any offers unless...there is another offer!  It's a silly antiquated practice that is (in my opinion) unethical and just plain wrong.  I know some people just see it as sharp negotiating, but I see it as lying, plain and simple.

I love when you get all riled up over things like this!  Go Jeanna!

It could be either of the two scenarios. There have been plenty of times in my years in the business where something changed and the buyer decided not to move forward.

Jeanna. What I think is we have to abide by our clients wishes (if legal and ethical). The sellers may very well have had another offer they were negotuiating. You just don't know.

I do know that doing this:

"If an agent calls me to ask if I have any offers or anything working on one of my listings I am going to be honest and truthful."

...without your client's permission is a breach of fiduciary and is an ethical violation according to our CoE.

• REALTORS^®, in response to inquiries from buyers or cooperating brokers shall, with the sellers’ approval, disclose the existence of offers on the property. Where disclosure is authorized, REALTORS® shall also disclose, if asked, whether offers were obtained by the listing licensee, another licensee in the listing firm, or by a cooperating broker. (Adopted 1/03, Amended 1/09))

Things aren't always what they seem. Some times being truthful with the other party can harm our clients.

Jeanna:

...And you will never know for sure. 

This is one of the oldest problems we have to deal with, that some agents find this an acceptable way to "move" homes. It seems as though there is often another offer that is coming in.  It makes it difficult to know exactly whom to trust.

It is annoying and perhaps a pressure tactic but not worth losing any sleep over.  The good news is your client found the home they wanted and you proved your worth as a buyer's agent.

Jeanna...I probably am guilty just because sometimes I *want* to say we have offers to get someone to write, but I would never use my out loud voice because it isn't true.  I do love it when I can call an agent that isn't *working with me on getting the deal done* to say we have moved on...just like you did here. Good for your buyer that they found House #2 that they love.

Cindy in Indy

There are some questions that when Im asked, ill always lie. for example:  does this dress make me look fat? My answer is "of course not, you look great!"  To answer that honestly I would have to say "no its not the dress, you always look fat, because you are fat" Or when I lose a big deal and someone sees me crying while hiding under my desk, they might ask; "Are you OK?" my answer will  be "Yes, I just dropped something under here."  Or if I trip stepping off a curb, I might say "I meant to do that"

Each of these little white lies is done to preserve my dignity or someone else's and I dont see any problem with them. I think the same sort of lies are used all the time in our business. I suspect the agent you were working with in your story needed something polite to say to preserve her dignity,and to let you know her client was still open to further negotiation.  Rather than telling the truth which might be..."I cant believe you are walking away from this great house over a few thousand dollars" Or "you putz!, why are you walking away from this negotiation, my client was just getting started. She said she had other offers

Remember she has to go back to her client to let them know another buyer got away. Give her a break, a little white lie never hurt anyone

Jeanna was it so much a fib or a negotiation tactic to get your buyer to reconsider and accept the counter? I don't condone fibbing, but maybe the agent was trying to make a last ditch effort to save the deal.

I like being creative and I recognize that some times we have to operate out of the conventional Real Estate box. This is especially true when the stakes are high, fast and hard. I always try to not spend to much time at the fine line of things less we fall.....I am reminded that the white lie eventually leads to the father of all lies...and you don't want meet this person.....

Unless I knew someone was lying I would not put too much energy into it.  Sounds like your client did well and the other agent worked hard to help it along, although the seller was not in agreement with your client.  All parties move on.

I guess I'm dense. I don't get it.

After tough negotiations, your clients, the buyers, saw a house they liked more. They made an offer on it. You call the listing agent for the first home to inform her that your clients had moved on. That's fine.

The listing agent cordially responds that that's OK because the sellers had accepted another offer.

Well, from a negotiating standpoint, the listing agent had lost all the tools in her toolbox. Negotiations were over. Your clients had moved on. If the listing agent had been trying to get your clients to reconsider--to somehow get them back--what could she have said? Maybe: "Hey, look, have your buyers submit another offer at a price that works for them. I think the sellers' response might please your buyers." Maybe: "If that other offer doesn't work out, I hope you'll still keep us in mind."

I don't think a response of "That's OK. My sellers have accepted another offer." would provide any impetus for your buyers to continue pursuing that first home. A line like: "We have other offers coming in" while negotiations were still active might have been effective. But not after your buyers had moved on.

I'm guessing that Ron (#14) is right--that it was a face-saving technique. Either that, or there was an accepted offer somewhere.

But as a negotiating tactic when there are no more negotiations? Doesn't make sense to me.

In this market I am receiving multiple offers since it is time of year where people come to purchase for the spring.  Whenever I have multiple offers, I inform in writing all agents that there are multiple offers.  When negotiations are complete all agents are notified the disposition of the property and it is placed in pending on MLS.

Unfortunately, not all agents behave in the same manner.  You and I have both experienced the same.  The agent says that there is an accepted contract yet the status is not changed in MLS.  Although it gets may get anyone hesitant in conducting business with the deceitful agent,  the agents dishonest acts will eventually become known.  Just stay positive knowing that your client purchased the best home that best fits his/her needs. 

and make your day today a Grand day!

Jeanna, with suspect statements, who knows? Just let it go.... doesn't even matter other than you are encountering it more than one time, that is not good for our industry.

As annoying as it might be, who cares?  The listing agent probably was trying to save face, and in this business it's just a pissing contest at times.  Was it a lie?  Hard to know.  But again, who cares.  It didn't affect your client at all.  Lies are harmful when they affect someone.  In this case, no one was affected, so who cares?

Jeanna,

Never assume, it was probably something simple and honest. I do agree there is never a reason to lie or mislead. Its far better to just end the conversation. A lie will always come back to haunt you.

-Brent

Hi Jeanna, I've noticed that some agents take a very long time to update their listings.  I hate that.

Hi Jeanna. Very good response back at me!! I knew yiou meant that. I was just using your article as an opportunity to point out to others that we have to be careful when it comes to divulging any info. The deal always belongs to our buyers and sellers. We are just the messengers.

I hope my comment didn't come off as me being a meany!! My wife says I do that way too often.  

The tactic of "another offer" coming in can also backfire.  If the buyer isn't wiling to pay full asking, or more, being advised of another offer can easily lead to visiions of a higher sales price than the buyer is comfortable with.  And slam, offer is written on another home instead.