Should I use buyer’s agent?

[ybitz]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent? Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent? Is there a difference in how much commission there is for regular vs REO vs shortsale? The market is tough for buyers right now due to low inventory, and I had heard some buyers have better luck going to the listing agent directly since the listing agent would have more incentive to get your offer accepted. I know in this case, the listing agent’s responsibility is still to the seller and you have to negotiate for yourself. Just wondering if anyone has experience going directly to the listing agent, and what fellow Piggs thoughts are on this.

[SD Realtor]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent?

*Yes for many cases. Depends on how honest the agent is so the odds are in your favor.

Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent?

*Understand there are two commissions. The listing agent gets a commission from the seller. The selling agent (aka buyers agent) gets the coop commission from the seller. When a listing agent also acts as the selling agent they get BOTH commissions, there is no such thing as splitting or not splitting. Understand that all transactions vary and many listing agents have agreements with sellers that they MAY accept A REDUCED coop commission when they also represent the seller. However in general your premise may hold true, it is WORTH a try.

Is there a difference in how much commission there is for regular vs REO vs shortsale?

*Not much. Short sales seem to be the hardasses and sometimes they gut it to 2% or you run into cases where other lienholders need a payoff and nobody wants to pony up so the agents may need to. In general expect 2.5% on the coop maybe a 3% here or there.

*When a listing agent is also a selling agent, they are a dual agent. The representation is supposed to be as good for you the buyer as it is for the seller. Not really confident that is the case but you have to see for yourself. Many people here have used the listing agent as their agent. Temeculaguy did that for his home and I am sure many others have. Others have used a dedicated agent as they have found value in doing so.

* Different strokes for different folks. Inventory is a bitch. It is tough right now yb… Have patience.

[SD Realtor]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent?

*Yes for many cases. Depends on how honest the agent is so the odds are in your favor.

Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent?

*Understand there are two commissions. The listing agent gets a commission from the seller. The selling agent (aka buyers agent) gets the coop commission from the seller. When a listing agent also acts as the selling agent they get BOTH commissions, there is no such thing as splitting or not splitting. Understand that all transactions vary and many listing agents have agreements with sellers that they MAY accept A REDUCED coop commission when they also represent the seller. However in general your premise may hold true, it is WORTH a try.

Is there a difference in how much commission there is for regular vs REO vs shortsale?

*Not much. Short sales seem to be the hardasses and sometimes they gut it to 2% or you run into cases where other lienholders need a payoff and nobody wants to pony up so the agents may need to. In general expect 2.5% on the coop maybe a 3% here or there.

*When a listing agent is also a selling agent, they are a dual agent. The representation is supposed to be as good for you the buyer as it is for the seller. Not really confident that is the case but you have to see for yourself. Many people here have used the listing agent as their agent. Temeculaguy did that for his home and I am sure many others have. Others have used a dedicated agent as they have found value in doing so.

* Different strokes for different folks. Inventory is a bitch. It is tough right now yb… Have patience.

[SD Realtor]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent?

*Yes for many cases. Depends on how honest the agent is so the odds are in your favor.

Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent?

*Understand there are two commissions. The listing agent gets a commission from the seller. The selling agent (aka buyers agent) gets the coop commission from the seller. When a listing agent also acts as the selling agent they get BOTH commissions, there is no such thing as splitting or not splitting. Understand that all transactions vary and many listing agents have agreements with sellers that they MAY accept A REDUCED coop commission when they also represent the seller. However in general your premise may hold true, it is WORTH a try.

Is there a difference in how much commission there is for regular vs REO vs shortsale?

*Not much. Short sales seem to be the hardasses and sometimes they gut it to 2% or you run into cases where other lienholders need a payoff and nobody wants to pony up so the agents may need to. In general expect 2.5% on the coop maybe a 3% here or there.

*When a listing agent is also a selling agent, they are a dual agent. The representation is supposed to be as good for you the buyer as it is for the seller. Not really confident that is the case but you have to see for yourself. Many people here have used the listing agent as their agent. Temeculaguy did that for his home and I am sure many others have. Others have used a dedicated agent as they have found value in doing so.

* Different strokes for different folks. Inventory is a bitch. It is tough right now yb… Have patience.

[SD Realtor]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent?

*Yes for many cases. Depends on how honest the agent is so the odds are in your favor.

Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent?

*Understand there are two commissions. The listing agent gets a commission from the seller. The selling agent (aka buyers agent) gets the coop commission from the seller. When a listing agent also acts as the selling agent they get BOTH commissions, there is no such thing as splitting or not splitting. Understand that all transactions vary and many listing agents have agreements with sellers that they MAY accept A REDUCED coop commission when they also represent the seller. However in general your premise may hold true, it is WORTH a try.

Is there a difference in how much commission there is for regular vs REO vs shortsale?

*Not much. Short sales seem to be the hardasses and sometimes they gut it to 2% or you run into cases where other lienholders need a payoff and nobody wants to pony up so the agents may need to. In general expect 2.5% on the coop maybe a 3% here or there.

*When a listing agent is also a selling agent, they are a dual agent. The representation is supposed to be as good for you the buyer as it is for the seller. Not really confident that is the case but you have to see for yourself. Many people here have used the listing agent as their agent. Temeculaguy did that for his home and I am sure many others have. Others have used a dedicated agent as they have found value in doing so.

* Different strokes for different folks. Inventory is a bitch. It is tough right now yb… Have patience.

[SD Realtor]

Is it “easier” to get your offer accepted if you don’t use a buyer’s agent and go directly to the listing agent?

*Yes for many cases. Depends on how honest the agent is so the odds are in your favor.

Is it reasonable to ask for a larger commission rebate if you go to the listing agent directly, since they don’t have to split half of with the buyer’s agent?

*Understand there are two commissions. The listing agent gets a commission from the seller. The selling agent (aka buyers agent) gets the coop commission from the seller. When a listing agent also acts as the selling agent they get BOTH commissions, there is no such thing as splitting or not splitting. Understand that all transactions vary and many listing agents have agreements with sellers that they MAY accept A REDUCED coop commission when they also represent the seller. However in general your premise may hold true, it is WORTH a try.

Is there a difference in how much commission there is for regular vs REO vs shortsale?

*Not much. Short sales seem to be the hardasses and sometimes they gut it to 2% or you run into cases where other lienholders need a payoff and nobody wants to pony up so the agents may need to. In general expect 2.5% on the coop maybe a 3% here or there.

*When a listing agent is also a selling agent, they are a dual agent. The representation is supposed to be as good for you the buyer as it is for the seller. Not really confident that is the case but you have to see for yourself. Many people here have used the listing agent as their agent. Temeculaguy did that for his home and I am sure many others have. Others have used a dedicated agent as they have found value in doing so.

* Different strokes for different folks. Inventory is a bitch. It is tough right now yb… Have patience.

[ybitz]

Very informative reply. Thanks SDR

[ybitz]

Very informative reply. Thanks SDR

[ybitz]

Very informative reply. Thanks SDR

[ybitz]

Very informative reply. Thanks SDR

[ybitz]

Very informative reply. Thanks SDR

[EJ]

I am also considering submitting an offer directly to a listing agent. Thanks for the info SDR, very helpful.

Does anyone have a template for writing an offer they would like to share, or can recommend a website?

I was going to add a comment at the end something like “this offer is pending review by buyers legal counsel” so I can have someone review details with my interest in mind before signing the purchase agreement. Do you think this makes the offer weak? If yes, how would I protect my right to independent review but get across I am willing to let the listing agent keep the entire commission?

I am really just interested in seeing if they will accept an offer at my price point. I would want to work out the details afterwards if they would consider the price. I have a pre-approval letter ready to go at the offer price.

Thanks in advance for any advice!

[EJ]

I am also considering submitting an offer directly to a listing agent. Thanks for the info SDR, very helpful.

Does anyone have a template for writing an offer they would like to share, or can recommend a website?

I was going to add a comment at the end something like “this offer is pending review by buyers legal counsel” so I can have someone review details with my interest in mind before signing the purchase agreement. Do you think this makes the offer weak? If yes, how would I protect my right to independent review but get across I am willing to let the listing agent keep the entire commission?

I am really just interested in seeing if they will accept an offer at my price point. I would want to work out the details afterwards if they would consider the price. I have a pre-approval letter ready to go at the offer price.

Thanks in advance for any advice!

[EJ]

I am also considering submitting an offer directly to a listing agent. Thanks for the info SDR, very helpful.

Does anyone have a template for writing an offer they would like to share, or can recommend a website?

I was going to add a comment at the end something like “this offer is pending review by buyers legal counsel” so I can have someone review details with my interest in mind before signing the purchase agreement. Do you think this makes the offer weak? If yes, how would I protect my right to independent review but get across I am willing to let the listing agent keep the entire commission?

I am really just interested in seeing if they will accept an offer at my price point. I would want to work out the details afterwards if they would consider the price. I have a pre-approval letter ready to go at the offer price.

Thanks in advance for any advice!

[EJ]

I am also considering submitting an offer directly to a listing agent. Thanks for the info SDR, very helpful.

Does anyone have a template for writing an offer they would like to share, or can recommend a website?

I was going to add a comment at the end something like “this offer is pending review by buyers legal counsel” so I can have someone review details with my interest in mind before signing the purchase agreement. Do you think this makes the offer weak? If yes, how would I protect my right to independent review but get across I am willing to let the listing agent keep the entire commission?

I am really just interested in seeing if they will accept an offer at my price point. I would want to work out the details afterwards if they would consider the price. I have a pre-approval letter ready to go at the offer price.

Thanks in advance for any advice!

[Author]

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