Talk to Brokers but don't pay six percent commissions.
FSBOS don't want to talk to brokers. That's a mistake. A
broker is your best source of information. FSBOS avoid
brokers because they don't want to sign a listing agreement.
Definitions:
* A broker is licensed to sell real estate and to supervise
other licensees.
* A real estate agent is licensed to assist with buying and
selling real state. They must work for a broker.
* A Realtor is a member of the board of Realtors and may be
a broker or a licensee.
In this article, we have used the term broker for all
references to licensed persons.
Accept as fact, brokers have information you need. Ask them
for a free market evaluation. If later you decide to list,
use a broker who has been helpful. Ask them to include
recorded sales because a recorded sale is a fact.
The Brokers Are Coming!
The sign is in the yard, your ad is running, your neighbors
have all been over to ask why you're moving, and the
brokers are coming.
You will get calls from brokers. Don't bother putting "No
Brokers" in your ad, because they'll call anyway.
A "For Sale by Owner" sign or ad is a green flag that says,
"I have a house for sale! Help me."
Decide if you willing to pay a reduced commission or a
co-op fee.
A co-op fee is usually 2.5 - 3% paid to the buyer's agent;
however, it can be anything.
Don't let anyone tell you the rate is fixed. Many sellers
offer a flat fee rather than a percentage.
If you don't want to offer any co-op to brokers then you
must learn to say "No."
Why Brokers? Because They Have Buyers.
* To sell, you must have buyers.
* Brokers have buyers.
* Approximately 90% of buyers work with a broker.
* Are you willing to turn away that market?
* If you pay a co-op fee to a broker, you're still saving
thousands of dollars.
Here are a few tips on how to work with brokers if you
decide to co-op:
* Hold a broker open house.
* Send invitations.
* Take flyers to real estate offices.
* Serve refreshments.
* Ask for an opinion of value.
* Invite offices to include your property on their weekly
tour.
* Let them know you are willing to co-op.
* Encourage showings.
* Do not try to steal their buyers!
Remember brokers are not the enemy.
There are alternatives to Full Service.Times have changed
and today many brokerage houses will work with a FSBO in
some manner other than the traditional full listing service:
1. Some companies offer an exclusive agency listing which
allows you to continue marketing as a FSBO, and if you sell
the property with no broker involvement, you owe no
commission. They receive a commission only if the property
is sold by their office.
2. Other companies offer "Multiple Listing Registration
Service" to the FSBOS with an exclusive agency agreement.
This type of contract allows you to continue marketing as a
FSBO, offering a co-op fee to a broker if the buyer comes
through the MLS.
3. An exclusive right to sell agreement takes away your
right to sell FSBO and you'll pay the listing company and
the selling company.
In recent years a variety of FSBO programs have sprung up.
The original company offering such services is owned and
operated by the author in the Colorado Springs area.
Call in your area for brokers who offer alternative listing
plans. Programs that let you stay in control
We have found that people who sell by owner do so for two
reasons:
1. They want to save the commission.
2. They want to remain in control.
Both opportunities are available. Decide how you want to
proceed.
Red Flags Alert: When you meet with brokers there are Red
Flags that warn you a broker is in violation of the
Realtors Code of Ethics. Be aware of these unethical
practices.
The Red Flags:
* A broker tells you commissions are fixed.
* A broker says, you can't sell without a broker.
* A broker quotes a selling price five or more percent
higher than quoted by other brokers.
* A broker says he has a buyer but won't bring them unless
he has exclusive right to sell agreement signed by you.
* A broker bad mouths fellow brokers.
* A broker tells you that you have to pay a certain amount
of commission, in order for brokers to work your listing.
* A broker tells you that no one works with a certain
broker.
If you hear any of these comments, run away! This is not a
professional broker.
A broker or agent who speaks to any of the aforementioned
red flags, is in violation of federal antitrust laws and
could be convicted for price fixing.
Beware of Any Broker Who Uses These Tactics.
The good news: there are many more professional brokers
than unprofessional ones.
Other Suggestions:
* Never sign a contract without sleeping on it.
* Sales people are trained to close the sale.
* You have a right to think it over.
* There is no three-day right of recision once you sign a
listing agreement.
If you decide to work with a broker, either with an
alternative plan or a full listing, pick someone who is
honest, helpful, and concerned with your welfare.
Let's Review What You've Learned:
* Brokers are the best source of real estate information.
Ask for help.
* Brokers are coming. You can't avoid them.
* Learn how to use their expertise.
* Brokers have buyers.
* Consider ways to work with brokers.
* Alternative listing programs are available.
* Find out if one is right for you.
* Stay in control.
* Know the Red Flags - Avoid unprofessional brokers.
Good Luck Selling
----------------------------------------------------
Wee Dilts created the original for sale by owner flat fee
MLS program, authored the best selling "How to Sell Real
Estate by Owner" book, and has assisted FSBOS since 1983.
Colorado For Sale by Owners can register for MLS, purchase
her book, or download Free FSBO tips at
http://www.fsbofriend.com
Have an FSBO question? Send it to fsbofriend@msn.com
