Did The Listing Agent Just Hurt Seller #1?

I do not mind the call. I actually found the ideal home for my client that way. The listing agent called me to get feedback on a showing and I told him the truth. He suggested I show this other property around the corner. I explained it was out of my clients price range and he suggested i show it. Client loved it, bought it.

I agree, that would be borderline not doing his fudiciary duty to seller #1 in my book.

I don't mind the call either  It's just cross selling and can work for both sellers because no two homes are ever exactly alike. 

The fact is that all sellers compete for available buyers no matter who has their house listed.  The sellers realize this if they don't have their head stuck in the sand.  It is not uncommon for an agent to have more than one listing in a neighborhood.  I don't think you can steal a buyer from one seller for another if a house is right for them.

What I don't like is when an agent goes into great detail about all the fantastic features in their listing like I can't read it in mls myself. I have had properties suggested to me for showing.  I recall a time when a suggested house was out of my buyer's price range.  The price later dropped, my buyers increased the amount they planned to spend, I did show it then and they ended up buying it. Maybe my failure to show it when first suggested helped the agent get a price adjustment.

Not uncommon.  If the homes are similar it is done all the time.  Not likely that you would miss it in your search but the agent is doing the job of selling a home.  No matter which home.

Even though not uncommon unfortunately, I have to agree that he is just working for himself & his sellers secondary. You're not an idiot & could easily find the home in the MLS if that was what your buyer wanted.  It's insulting to say the least that you can't punch up the correct keys to find the info yourself.  Also don't care how many listings the guy has!

I don't think he is working for the first seller either.

I agree with Erika (#40).  This listing agent is being proactive.  He is recommending another house that is nearby... and similar in price... etc.  He is doing a favor to his Seller #2 but it sounds like he does this for all his sellers, so it isn't hurting seller #1.  It may help seller #1... if they see #2 and realize what a great deal it is.  As far as you, the buyer's agent, thinking you know your buyers requirements.... you may be right, and some listings just are not good for your buyer... huge hill up, giant power plant in back yard,  but we have all had clients do a complete 180 on us and pick a home we never thought they would pick.  So playing the odds, I don't think this listing agent is that out of bounds.  

I would only bring up the other listing if the feedback on listing #1 brings out an objection to it from the buyer, like there is something that does not suit the buyer. Perhaps the other house does not have what the buyer does not like about listing #1 and is a better fit. Generally one has to assume that the buyer's agent has seen both listings on the MLS and either already plans to see it or dismissed it for a reason.

You should never promote another listing during a call about a property in my opinion. 

I am not sure he hurt the seller. Buyers will pick a home on its own merits, the question I would ask is the agent hurting the seller of the 2nd home by not promoting it to you and your buyer?

Many interesting comments.  I think he is probably hurting his seller #1. However, if he is making the same call when the showing is set for seller #2...he is helping #1.   As many have mentioned...buyers will pick what they want to live in and unless the two homes are very similar...that won't happen.

I can, however see how this tactic can get very old for the Buyer's agent and yeah...I probably would have said something to the same effect.

Perhaps he has an offer on #1 and needs to get #2 moving.  But it does seem pushy.

It takes all kinds to make the world go round.......but this is one of the guys that make people think we are worse than car salesmen!

Jared, very good topic. We have an agent in our area who does the same thing and if you don't write an offer on either home within a day or two he calls again. This time it's to push a home clear across town that's priced similar to what was shown. Most agents consider him a real nuisance and some don't answer the calls. Fortunately he is now mostly retired and dosen't have many listing.

Nah, I don't think the listing agent is hurting seller #1. I believe that he is doing his job, trying to generate interest and traffic in BOTH of his listings.

Everyone seems to be making the assumption that the showing agent knows what they are doing. I think he is just trying to promote showing for all his listings and not assuming anything.

Lots of good input here.  In an unusual situation, maybe.  But it just seems like bad manners to me.  Were I Seller #1, I would be less than pleased.

I'm still in shock that an agent even called you to begin with.  It is almost impossible to talk to any agents here because of centralized showings and the fact that few of them will even answer their phones.  Let's not beat the guy up for trying to get both of his clients sold.  If the buyers see both and buy one it is probably unlikely that they would have bought the other one.  I would be appreciative that he is working hard and paying attention to his listings unlike so many listing machines here in my area.

There is an agent that does that here, too. I keep on top of the inventory and if it would have been a fit, I would have encouraged my buyer for a showing.

Never had this happen.  Sometimes they call after a showing to see how it went.  If it wasn't a fit, they will recommend something else.  That seems more appropriate.