Purpose of a Residential Agent

Written by Jenna Ritter

Standard Operating Procedures:

  • Price - It is up to the seller what they want to sell their proeprty for. I will do a thorough analysis of what to expect your house to sell for, and how long it will take, based on market trends. If the seller wants a higher price, then I will evaluate what needs to be done to the home and assist the seller with contacts. 
  • Photography - I will usually hire a professional photographer. Add ons, such as virtual staging or drone photography, can also be done where it makes sense to do so based on the product. 
  • Marketing - I will market the two local MLSs that feed Zillow, Redin, etc., and also on Facebook. As long as the home shows well and is priced within range, it will sell this way. For homes that have unique features that appeal to specific buyers, such as a farm, may require specialty marketing to get to those buyers that I would invest into.
  • Showings/Open houses - Any buyers that call me directly, I will conduct the showing. Where it makes sense to have open houses, and if the seller wants that, I will conduct open houses.
  • Paperwork - I will handle all paperwork and make sure all deadlines are met and documents meet legal requirements. 
  • Communication - Sellers will hear from me every week at a minimum. 
  • Accepting an offer - I will provide my guidence on terms of the offer - due diligence period, contingencies, earnest money amount, buyer agent commissions, etc. 
  • Inspection - I will provide guidence on how to respond to a buyer's request for repairs or a price reduction.
  • Closing - I will handle any issues that may arise that could prevent closing i.e. buyer financing issues/delays, title corrections, buyer shows up to closing without the money, etc. 

 

Things to watch out for when deciding on an agent:

  • Commission:
    • Listing commission - should be no more than 3%. The only exception to this is if your residence is really unique and your agent will need to invest in targeted marketing and sell the property "old school." A lot of circumstances should justify commission as low as even 1%, like new construction that is vacant. Agents telling you "6% total commission and splitting 3% with a buyers agent is standard," is a red flag. In fact, if the word "standard" is used in any context, red flag. Nothing is standard and everything can and should be explained. 
    • Buyer's agent commission - You should, as the seller, evaluate commission requests as they come in with each offer. Why would you advertise a certain amount up front without knowing terms of an offer that the agent has presented?
  • Teams - This has gotten really popular in the last 5 years. You may interview the "lead agent," but after they secure your business, a different agent will be handling your transaction. This is like a pyrmid scheme, at the expense of the seller. 
  • Co-Agents - Some agents will also have a "co agent" and they will sell it to the seller as having more support. False. The "co-agent," is actually in training. They do all of the work and the "main agent" is only there if the agent in training needs support. The "main agent" is collecting most of the commission. This is a way to sell the seller on the idea they are getting more support, however, it's quite the opposite - they're paying more commission for an agent in training.  
  • Marketing - Agents that film videos with themselves in the video, or create marketing flyers with overwhelmingly large pictures of themselves, or ask you to take a picture with them at closing so they can post it on social media, are only doing so for the purpose to market themselves for more leads. Many homes would benefit from videos, but there is absolutely no benefit to you as the seller for the agent to be in it and your property should not be used for any purpose other than selling it.
  • Agent schedules - Ask your agent for their hours. You need to be able to get a hold of them on the weekends, and also ensure they are available to buyers and their agents on the weekends. 
  • Refrences - Don't be afraid to ask to speak with recent clients. People that love their agents would be happy to take a call and provide a reference to a prospect. You should hear from a past client that they communicated, marketed their home as promised, provided sound advice, and that they felt like their agent truely had their best interest. This is one of the biggest transactions of your life - many bad agents hide behind a good brand name, or they used to be a good agent, and they are riding the wave of what they used to be.

 

Why can't I just sell my house myself? What do I need an agent for?

Great question! You can, but here is the reality of the challenges of that (I tried it before I got licensed):

  • Marketing - Putting your house for sale by owner directly on Zillow will get you on the website, but nearly 100% of the calls you get will be agents that don't actually have a buyer asking you to hire them to list your house. 
  • Marketing materials - You will have to prepare, agrrange and pay for your own photos that they agent would have. Or you can use an iphone, but those obviously will not show your home as well. 
  • Dynamics - Buyers will still contact their agent, not you as the seller even though your number is on the listing. Bad and insecure agents will steer their buyer away because they're worried they won't get paid, even though there is a form we can have the owner sign prior to showing. The buyer won't push back and still won't call you directly. Buyers that don't know the process don't feel protected without an agent, so they'll just pass alltogether.
  • Contracts - You can buy real estate contracts online, but you won't really have everything you need, leaving room for issues down the road. If you and the buyer have a falling out, you will probably end up in small claims court over the earnest money.
  • Lawyer - You will need to know a lawyer who can conduct the title search, issue title insurance, transfer the deed, and be the intermediary for collecting, depositing and disbursing money.

For those that do know the process and just need access to the MLSs and contracts, you can use my license and I'll provide the forms to you and upload your listing on the MLSs for $500.

 

Jenna Ritter

Virtual Properties Realty .BIZ


Office:
2750 Premiere Pkwy, Suite 200, Duluth, GA, 30097
www.VirtualPropertiesRealty.com
(770) 495-5050
Agent:
jennaritterSOLD@gmail.com
(678) 362-6300

Virtual Properties Realty is comprised of three different companies with the same owners. GREC Firms: Virtual Properties Realty.COM H-31589 | Virtual Properties Realty.NET H-62748 | Virtual Properties Realty.BIZ H-45477

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Listings identified with the FMLS IDX logo come from FMLS and are held by brokerage firms other than the owner of this website. The listing brokerage is identified in any listing details. Information is deemed reliable but is not guaranteed. If you believe any FMLS listing contains material that infringes your copyrighted work please click here to review our DMCA policy and learn how to submit a takedown request. © 2021 First Multiple Listing Service, Inc.

This content last updated on Friday, July 4, 2025 5:18 AM from FirstMLS.

©2024 Georgia Multiple Listing Service All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. Listing(s) information is provided for consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The data relating to real estate for sale on this website comes in part from the Internet Data Exchange program of the Multiple Listing Service. Real estate listings held by brokerage firms other than Virtual Properties Realty may be marked with the Internet Data Exchange logo and detailed information about those properties will include the name of the listing broker(s) when required by the MLS. Copyright ©2024 All rights reserved.

This content last updated on Friday, July 4, 2025 2:30 AM from GAMLS.

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