[TrudyM]

We move alot. If you are lucky enough to be in the top school district eithier academic or sports, make sure they put a line near the top that says so. And not Fred jones schools or whatever someone from out of state whouldn't know Fred jones schools from a whole in the ground. Our school is the district champ is one that a friend used. Last time I lived here I used "Highest number of high school graduates accepted to the Ivy leauge in the state." Of course I was lucky it was true. Some realators underestimate the internet, some agents write the copy as if they are talking to another ralator or a just the facts man. Great pics and a catchy line or two do more, I think, as most really serious buyers are not waiting for their agent to find them a house they are surfing the net. As for a cash incentive excuse me they are already getting a fourth of the 6% you are paying. If you are going with a discount broker then I would say cash on top of the low % to the selling agent. Brokers open not just your agents caravan and yes by all means food. I set out a chinese buffet and we had all the offices by not just one or two.

Good Luck

[BogeyBoy]

Originally Posted by TrudyM

We move alot. If you are lucky enough to be in the top school district eithier academic or sports, make sure they put a line near the top that says so. And not Fred jones schools or whatever someone from out of state whouldn't know Fred jones schools from a whole in the ground. Our school is the district champ is one that a friend used. Last time I lived here I used "Highest number of high school graduates accepted to the Ivy leauge in the state." Of course I was lucky it was true. Some realators underestimate the internet, some agents write the copy as if they are talking to another ralator or a just the facts man. Great pics and a catchy line or two do more, I think, as most really serious buyers are not waiting for their agent to find them a house they are surfing the net. As for a cash incentive excuse me they are already getting a fourth of the 6% you are paying. If you are going with a discount broker then I would say cash on top of the low % to the selling agent. Brokers open not just your agents caravan and yes by all means food. I set out a chinese buffet and we had all the offices by not just one or two.

Good Luck

Not all agents are compensated the same - they are independent and negotiate a contract with the broker. The more they produce the more they negotiate - but it is a lot more involved than that, some have to pay for office space, etc., etc. (I am talking Realtors outside of TV.)

If you do have a "regular" open house - have the oven going with some fresh baked cookies, the potential buyers will think of it as a home, not a house.

In response to "price sells" - that is true - but price it right. Price it low just to sell it and you are leaving money on the table. A qualified Realtor will give you a detailed CMA (comparative market analysis) with sales, houses on the market, and houses that didn't sell.

[SteveFromNY]

Originally Posted by TrudyM

As for a cash incentive excuse me they are already getting a fourth of the 6% you are paying.

No one in my area of NYC has paid 6% in many years. The high end of the going rate is 4.5% these days, mostly closer to 4. If it's sold by the listing agency it can be even lower. everything is negotiable here. During the boom years, rates became competitive leverage for the realtors, and they are still very much negotiated.

[BogeyBoy]

Originally Posted by SteveFromNY

No one in my area of NYC has paid 6% in many years. The high end of the going rate is 4.5% these days, mostly closer to 4. If it's sold by the listing agency it can be even lower. everything is negotiable here. During the boom years, rates became competitive leverage for the realtors, and they are still very much negotiated.

Another area where you have to be careful. Suppose you are a strong negotiator and get the agency to agree to 3%. WOW - that is going to save you tens of thousands! The schmuck down the street agrees to 7% because he doesn't know any better. (Or maybe he is just a little sharper than you think.) His house is sold and you are still waiting to save those thousands as your listing agreement expires 6 months later.

[TrudyM]

Originally Posted by BogeyBoy

Another area where you have to be careful. Suppose you are a strong negotiator and get the agency to agree to 3%. WOW - that is going to save you tens of thousands! The schmuck down the street agrees to 7% because he doesn't know any better. (Or maybe he is just a little sharper than you think.) His house is sold and you are still waiting to save those thousands as your listing agreement expires 6 months later.

Yes but. All the more reason to get a good agent from a high volume office. This economy has gotten rid of alot of the not as proffesional as we wished agents but not all.
The commissions here are still all 6% and required to be so in order to be in the local MLS. Thats 40-60 thou in commission for the average house in this area and when some don't get great pictures taken and well thought out verbage in their listings it hurts not only the sellers but the view of the proffession. I got this house at well below what it would have been if the agent had put the picture of the view up front instead of the bedroom. I knew the area so grabed it fast, but the seller hadn't a clue why no one was looking at it. The value was in the view and it wasn't mentioned just the view box was checked.

[BogeyBoy]

Originally Posted by TrudyM

Yes but. All the more reason to get a good agent from a high volume office. This economy has gotten rid of alot of the not as proffesional as we wished agents but not all.
The commissions here are still all 6% and required to be so in order to be in the local MLS. Thats 40-60 thou in commission for the average house in this area and when some don't get great pictures taken and well thought out verbage in their listings it hurts not only the sellers but the view of the proffession. I got this house at well below what it would have been if the agent had put the picture of the view up front instead of the bedroom. I knew the area so grabed it fast, but the seller hadn't a clue why no one was looking at it. The value was in the view and it wasn't mentioned just the view box was checked.

Interesting comment about commissions required to be 6% to get in the local MLS. In Florida that is a violation of antitrust legislation and could cost the broker their license.