Hiring the Right Residential Listing Realtor
WHAT I DO AS YOUR LISTING AGENT
- Pricing — I will analyze the market, comparable sales, and current competition to establish a realistic price and expected timeline. If you want to pursue a higher price, I'll help identify what improvements may justify it and connect you with the right professionals.
- Photography — Professional photography is included. We'll discuss the right photography package for your property, whether that includes drone photography, twilight photos, virtual staging, or other visual marketing.
- Floor Plan — I provide a floor plan with the listing using professional floor-plan software, giving buyers another way to understand the property.
- Marketing — Your property will be listed in the local MLSs that feed major sites such as Zillow and Realtor.com, as well as marketed through Facebook. Most properties don't need an elaborate marketing campaign—they need the right price and good presentation. For properties with a specific buyer profile, such as farms or unique land, I will develop additional targeted marketing.
- Showings & Open Houses — Buyers who contact me directly will be shown the property by me. When an open house makes sense, I'll conduct it myself.
- Paperwork & Deadlines — I handle the transaction paperwork and monitor deadlines throughout the contract to keep the transaction moving and help ensure everything is completed properly.
- Communication — You will hear from me at least once a week, even if there is nothing new to report. You should never have to wonder what is happening with your property.
- Evaluating Offers — I'll help you evaluate the entire offer—not just the purchase price. That includes due diligence, contingencies, earnest money, closing date, financing, and any request for buyer-agent compensation.
- Inspection & Negotiations — When an inspection results in repair requests or a demand for a price reduction, I'll help you evaluate the request and determine how to respond.
- Closing — I'll stay involved through closing and work to resolve issues that could delay or prevent it, including financing delays, title issues, appraisal problems, and other last-minute complications.
Things to watch out for when deciding on an Residential Agent:
- Commission — Commission is negotiable. Don't let an agent tell you that a particular commission rate, structure, or buyer-agent compensation is “standard.” Ask what you are paying for and what you are getting in return.
- Teams — If you're interviewing the person whose name is on the sign, ask who will actually be handling your transaction. Some teams operate with a lead agent who gets the listing and other agents who handle much of the day-to-day work. Know who you will actually be working with before you sign.
- Co-Agents — If an agent proposes working with a co-agent, ask what each person will actually be responsible for. Having two names on the listing does not necessarily mean you are getting twice the service.
- Marketing — Your property should be the focus of the marketing—not the agent. Ask to see examples of how the agent markets properties. Professional photography, video, drone photography, and other marketing can be valuable when they help sell the property. An agent's personal branding should not be confused with marketing your property.
- Availability — Ask when your agent is available and who will respond when they are not. Real estate doesn't stop at 5:00 p.m., and buyers and their agents often have questions or want to see a property on evenings and weekends. You should know what level of access to expect before you hire someone.
- References — Don't be afraid to ask for references from recent clients. Ask whether the agent communicated as promised, provided sound advice, delivered the marketing they promised, negotiated effectively, and genuinely had the client's best interest in mind. A recognizable name or large brokerage does not necessarily tell you how that particular agent will perform.
Why can't I just sell my house myself? What do I need an agent for?
- Getting in front of buyers — A For Sale By Owner listing can get your property online, but getting it in front of serious buyers is another matter. You may receive calls from agents claiming they have a buyer when what they really want is the listing. Ask them directly whether they have a qualified buyer and when they would like to show the property.
- Presentation — You'll need to arrange your own photography, measurements, floor plan, signage, and other marketing materials. Professional presentation can make a significant difference in how buyers perceive a property.
- Working with buyer's agents — Many buyers work exclusively through their agent. Even when a buyer's agent knows your property is for sale, they may be reluctant to show it if there isn't an established arrangement for compensation. This can limit your exposure to buyers who would otherwise be interested.
- Contracts & negotiations — Selling a property involves much more than agreeing on a price. Due diligence, contingencies, earnest money, closing dates, financing, inspections, repair requests, and other terms all need to be addressed correctly. A mistake in the contract can become a much bigger problem later.
- Getting to closing — Once you're under contract, there can be title issues, financing delays, appraisal problems, inspection negotiations, and other issues that have to be resolved before you get your money. The closing attorney handles the legal closing, but someone still needs to manage the transaction and keep all the pieces moving.
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