Listing agents who have to be there during showings.

Real Estate Broker/Owner CA#01772851 HI#RB21268

In most high priced markets, the listing agent is there for showings of multi million dollar properties. This is a plus and a minus for buyers and here are several scenarios.

1. If the buyers agent has not previewed the home.

This mostly goes pretty smoothly because the listing agent usually knows more about the property than the buyers agent. Both the buyers and their agent can ask all kinds of questions and get instant answers, everything from  where are the property lines, the renovation background, and mundane things like how much is the average electrical bill.

The buyers agent does need to warn the client beforehand that they can inadvertantly tell the listing agent information that might not benefit any negotiation if they are interested enough to make an offer.

2. If the buyers agent does know the home.

Then the buyers agent should very politely ask the listing agent to give them privacy while looking at the home. In most cases, that would not be a problem unless the seller wants the listing agent along every step of the way, or the listing agent takes it upon him/herself to be "aggressive" and interject himself no matter what.

Listing agents will even throw out tempting lines that the buyer or the buyer's agent might want to pursue, such as the "motivation" of the seller to sell, have there been any offers, and anything else they can glean that might help in a negotiation.

3. If the buyers initiate conversation with the listing agent.

In some instances, the buyers just can't help themselves and will get into a conversation with the listing agent. A savvy listing agent will take full advantage of the opportunity to grill the hapless buyer and even get them on the defensive. Defensive meaning "trashing" other properties or locations  which might include some that the buyer might have been considering. Buyers need to remember that there are pluses and minuses for each location and property.

What do I tell my clients before a viewing?

"Remember, the listing agent is there to SELL HIS LISTING."

"You, on the other hand, want to find one MOST SUITED TO YOUR DESIRES."


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Hella Rothwell at Carmel Beach during Concours WeekCarmel-by-the-Sea Beach and Pebble Beach Golf Course California

Whether buying or selling oceanfront, oceanview, commercial or any type of real estate in Carmel, Pebble Beach, Pacific Grove, Monterey, Carmel Valley and Big Sur, I can help you. Call me and let's meet in my Carmel-by-the-Sea office in Su Vecino Court on Dolores between 5th & 6th.

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Member: National Association of REALTORS, California Association of REALTORS, Hawaii Association of REALTORS, Del Norte Association of REALTORS, Honolulu Board of REALTORS. Also MLS Listings in California.


Hella Mitschke Rothwell (R)

Real Estate Broker/Owner/Realtor®
Licensed in California #01772851 & Hawaii #RB-21268

Tel. 831-626-4000 

Fax 1-877-822-9332

ROTHWELL REALTY INC.: Su Vecino Court, Lincoln & Dolores between 5th & 6th, Carmel-by-the-Sea, CA 93921


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Erika Rae Albert, Austin Real Estate Expert
E*Rae Real Estate Group- Brokered by eXp Realty LLC - Austin, TX
Exceeding Expectations in Every Transaction

Great reminders here!  Buyers need to be aware of the listing agent's motivations and be careful not to tell too much that the listing agent could use as leverage

Feb 07, 2018 04:48 PM #1
Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Hella- I remember listings where the seller required their agent accompany any showings. It is so important for the buyer's agent to warn their clients not to engage in conversations with their agent. 

Feb 07, 2018 05:24 PM #2
Gloria Valvasori, Accredited Senior Agent
REAL Experience | REAL Commitment | REAL Results!

I tell my buyer clients this all the time, not to engage with the listing agent as something might slip out that would put the seller at an advantage.  Equally on the other hand, I tell my Sellers, not to engage with the Buyer's agent and ask they refer all questions to me.

Feb 07, 2018 06:41 PM #3
Elizabeth Weintraub Sacramento Realtor Top 1%
RE/MAX Gold - Sacramento, CA
Put 40 years of experience to work for you

Remember when you showed me the home I eventually bought in Hawaii, Hella? The listing agent was there, and the sellers were home, and their little dog was yapping yapping yapping and wouldn't shut up. They knew we were coming. Why didn't they get the heck out of there long before then? That was a terrible first impression for me. I mean I bought it anyway but I still remember that scenario.

Feb 08, 2018 01:59 PM #4
Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

This is a great post and deserves a feature star. 

I finally wrote about our referral. Check it out when you have time. 

Feb 08, 2018 07:21 PM #5
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

It is so very rare to have a listing agent present at a showing with the buyer's agent. Your suggestions are very sound and never should the listting agent interfere with the other agent's client.

Feb 10, 2018 07:58 PM #6
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Hella M. Rothwell, Broker/Realtor®

Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea
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