Unaccompanied vs. Accompanied Showings - What is best for Buyers may be Best for Sellers

Reblogger Josette Skilling
Real Estate Agent with Keller Williams Capital Properties

This is true whether it's the listing agent, seller, or anyone else who won't allow the buyers to start to see themselves there.   I've learned the hard way to get out of the way for buyers!  As the listing agent, I may know the house but the buyers agents know their buyers.

Original content by Christine Smith MA Broker Lic 148149

Unaccompanied vs. Accompanied Showings - What is best for Buyers may be Best for Sellers

Quite often in Canton MA and Milton MA, many real estate showings are accompanied, meaning that the real estate agentlisting agent is there.  While we do have our share of lockbox showings, more often than not buyers and their buyer's agents accompanied by the listing agent.

The good part about having this listing agent there is that she or he is available to answer questions on the spot, without having to ask later or email.  Or if there is difficulty in finding something or opening a door, the listing agent is there.

The down side?  Often, they are there following the buyer and the buyer's agent around so there is little chance to take in the room or discuss the pros and cons of certain features.  It is really difficult to really see the house with the listing agent showing me the special doors in the room.  There are some agents out there who will stand back and let us view the house on our own.

The bottom line is that buyers tend to spend more time in a home where there is no one else present or at least when they do not feel rushed or pressured.  They are more relaxed and can take the time to really see the home.  They can imagine themselves living in it. Ultimately that is what the Seller wants

Sellers may want their agent there to really showcase the house.  However, if they really want someone to buy the house, they may consider allowing a lockbox and unaccompanied showings.  Or, at least instruct their agent to allow the buyer and the buyer's agent to look at the house on their own.

 

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 (c) Copyright 2011 Christine M. Smith, Attorney and Buyer Agent.  All rights reserved.

 

The content provided on this blog is presented or compiled for your convenience and is provided for informational purposes only. The information provided on this website should not be construed as offering legal, financial or other advice to be relied on by the reader to make or refrain from making any decision or to take any action. 

Christine Smith is an Attorney and Exclusive Buyer Agent with over 20 years of experience in real estate. 

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Rainmaker
926,706
Ron Marshall
Marshall Enterprises - Saint Michael, MN
Birdhouse Builder Extraordinaire

Josette, one of the listing agents I know holds a lot of opens, and sometimes the buyer and buyer's agent come through these.  She says she explains the highlights of the home and then asks them to just go through on their own. If they have further questions, she is there with her computer and comps to show them how the house compares.  She gets quite a few PAs that way.

Apr 02, 2011 03:39 PM #1
Rainmaker
409,251
Karen Monsour
Coldwell Banker Fort Lauderdale Beach - Fort Lauderdale, FL
REALTOR, SSRS - Sells FL Waterfront, Short Sale Expert!

I agree.  It is difficult when they seller's agent is smothering the buyers at the showing. I showed a nice property where the listing agent talked non-stop the entire time.  My buyer was so "put-off" by her that he walked out without even seeing the rest of the condo.  The next time (has some other people interested), I asked her to let me show the unit.  I told her that I was not a "high pressure" sales person and that I prefer to let my customers ask me questions.  So, I asked her just to be there if I needed to ask her a question.  I've been in this condo enough times now that I really do not need her input and she should know it. 

Scene:  Scheduled the appointment, asked her for respect as above.  She was 15 minutes late.  I called her and she told me that if she couldn't present the condo the way she wanted to, that she was not going to show it to me/my customers...[I wonder if her customers/sellers know this?]

Apr 02, 2011 03:42 PM #2
Rainmaker
638,444
Maria Morton
Platinum Realty - Kansas City, MO
Kansas City Real Estate 816-560-3758

I understand that some homeowners prefer to have the listing agent present during showings.... Present does not mean talking and interrupting the flow.

Ha! Karen, we have one or two agents like that in KC. One, who also represents condo owners, seems to like to sell the units herself. I'm sure the owners/sellers have no idea what she is doing.

Apr 02, 2011 03:43 PM #3
Rainmaker
105,533
Josette Skilling
Keller Williams Capital Properties - Bethesda, MD

I think an agent who is holding an open house is in a different situation than an agent being present at 4:00 on  a Monday afternoon for showing.  When buyers are working with me we develop a shorthand for items that work for them or not and we can quickly get through what will work or not for their situation.

I had a listing agent recently who insisted she needed to be present.  She stood in the doorway, a very clear addition to the house in the recent past, and said "this has been added recently."  Both buyers looked at her like she had two heads and just walked past her.  She was annoying rather than helpful, which I know was not her goal.  She truly wanted to help her sellers but her presence devalued rather than added to the home's allure. 

Sure as listing agents we know the house but if our goal is to get it sold our job was on the front end in preparation of the product for sale.  Now let the buyer agents sell it to their clients, whose needs they are very familiar with!

Apr 03, 2011 01:57 AM #4
Rainmaker
570,320
Christine Smith
Buyers Brokers Only LLC - www.BuyersBrokersOnly.com - Canton, MA
Exclusive Buyer Agent & Attorney, Canton, MA

Thanks for the re-blog Josette!

Apr 03, 2011 05:12 AM #5
Rainmaker
400,390
Alan Gross
PrimeLending, A PlainsCapital Company, Equal Housing Lender - Bethesda, MD
Loan Consultant

May 2012 bring your great happiness and prosperity!

Jan 01, 2012 02:56 AM #6
Rainmaker
5,829,139
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Good topic for a re-blog.

I hope you have a most productive April.  

Apr 06, 2013 06:49 AM #7
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