What should I expect from a seller's agent?

[Sunshine Rules]

Selling a home should be like any other business transaction, but all too often sellers make emotional or impulsive decisions that cost them both money and time. Choosing the right Realtor to market your property and negotiate the sale is the most important step in the process.

So how to find the right agent? Start by looking at agents that list and sell in your neighborhood/price range. Look at their websites, the photos used (are they professional looking?), the other Internet marketing. Internet marketing is very important as a majority of buyers do "shop" for homes on the Internet.

Interview several agents before making a decision. Ask them to do a presentation for your listing, that way you can fairly compare their marketing and communications skills.

When you interview agents, here are some suggestions for questions to ask:
How long have you been selling real estate?
Are you a full time or part time agent?
How many homes have you sold recently? What were the sales prices vs original list prices?
Have you had any expired listings recently? If so, why do you think the home(s) didn't sell?
What specific marketing plan do you have for selling my home?
Do you have your own website? (Look at their site, see how homes are being marketed.)
What list price do you suggest for my home? What documentation do you have to support that list price?

Do not pick an agent solely because the agent agrees with you on the price you wanted for your home.
Some agents tell you what you want to hear when it comes to a listing price. This is known as “buying a listing.” The agent is more concerned with getting your listing than with pricing your home properly as a part of an effective marketing strategy. Overpriced listings generally sit on the market and eventually the price will have to be reduced to attract buyers. However, by that time, your listing will be "stale" and you may find it selling for less than it would have sold for had it been priced properly at the beginning of the listing.

Marketing of your home should be tailored to the specifics of your home, your local market and customs of your local real estate market. But in general, a good listing agent should:
1) take at least 20 - 30 quality photos of your property, inside and out, that highlight the best features of your home
2) post those photos to various Internet real estate sites (plus social media sites), with a well thought out description of your home that invites buyers to come see your home, not merely list details such as 3 bdrm, 2 baths, etc.
3) set up a virtual tour of your home if it warrants it
4) set up public open houses and/or virtual open houses
5) advertise your home in the local newspaper if it's customary in your area
6) direct mailings to your neighborhood regarding your home for sale
7) feedback on showings -- Will the agent ask other agents who have shown your home about what the buyers and agent thought of your home? Honest feedback on showing condition and price?
8) answer any buyer or agent inquiries regarding your home for sale quickly, in a helpful manner. You may be surprised at the number of agents that ignore yard sign calls by potential buyers.

Generally a home is sold through a variety of marketing tactics, not just "putting it in the MLS."

The best agent is the one who will do the most effective job of marketing the property, negotiating the most favorable terms and conditions, and communicating with the seller to make the process as smooth as possible.

[gentlearts]

In the end, it’s kind of hard to say how good my sons agent is.

For starters, she wanted to list his house for $249k, but she brought an offer of $303k before the house is even listed. Clever, or inept?
She arranged for a flooring guy and a painter, and both did a good job. My son is back in PR now, so it’s up to her to get everything tied up into a bow.

[gentlearts]

House is on the market. 500+ views, 50+ saves. It will be fine.