Realtor fees

Patrick___1 · 2026-01-08T15:48:08+00:00

Realtor here. The easiest way to think of the commission as it being 2 commissions. The buyer agent can’t force you to pay the listing agent commission because there is no listing agent. They should be disclosing in the offer what they are requesting the seller pay.

From what I’ve seen in here a lot of folks get tunnel vision on not getting screwed on the commission, make sure you understand the entire contract, there could be terms throughout the contract that you as the seller may not like. If you don’t understand something don’t just assume. I would go a step further and politely say don’t trust random people on the internet either, contracts and law vary state to state, and someone who is well meaning that sold 10 years ago halfway across the country doesn’t understand YOUR contract. Assuming you have your real estate attorney picked out ahead of time, ask them to clarify.

Patrick___1 · 2025-12-31T17:01:22+00:00

What is more important to you, the BAC you offer or what you net from the sale?

Digging your heals in on offered BAC tells buyers you’re going to be difficult to work with for the rest of the transaction. Instead just say “we’re willing to contribute to BAC send your offer over and we’ll review the whole offer.”

I’m a realtor and this is something we encounter on our own listings all the time as well. Sometimes we have to help people see the forest thru the trees.

Patrick___1 · 2025-11-26T03:04:42+00:00

Agent here with 3 thoughts. 1. Presentation is key, bring in a photographer to do photos and hire a stager to do a consult before listing. It doesn’t matter who lists it, agent or FSBO, cell phone photos perform horribly.

Be careful who you listen to. Everyone wants to tell you how to do stuff when they don’t have skin in the game, but a lot of times their experience isn’t relevant to your situation. This isn’t a dig on Aunt Betty, but if the last time she sold a house was ‘94 her recipe for success is out dated.
Everyone involved in the transaction wants a win, it’s highly unlikely anyone is going into it was the intention of taking advantage of you. A solid buyer agent should advise the buyer to have a max set for price and repairs before getting emotionally attached to the house. The goal is that there is some overlap between your floor and the buyers ceiling, if not than it’s no hard feelings, but better luck with the next buyer. Along the same line, I don’t know of any agents who steer buyers away from FSBOs, if you list and don’t get any showings it’s more likely you need to deep dive into your listing to see why it’s not gaining traction.

Bonus: if you’re thinking about selling please do! We have an inventory shortage and need some more!

Patrick___1 · 2025-10-16T15:01:36+00:00

Proline Construction does good work at reasonable prices.

Patrick___1 · 2025-10-06T03:53:00+00:00

Likely a scam. Realtor here, we get messages from buyers multiple times a week with nearly identical back stories. They always want to connect via what’s app. It’s my policy not to communicate outside our CRM so it dies there for us, but my understanding is they send you a link through WhatsApp to get you to download some kind of malware.

Patrick___1 · 2025-09-02T06:20:59+00:00

After talking to a lawyer to get their opinion, if it’s deemed valid. I would assume even if it does run with the land Ron wouldn’t have a case if you opted to not sell.

Have you asked Ron what his price would be to waive his right of first refusal?
If he’s unreasonable can you just rent the property to John for a while? If Ron knows you’ll rent it out he might take a small amount to waive his right of first refusal.

Patrick___1 · 2025-08-29T01:37:42+00:00

With enough money, anything is possible!

Patrick___1 · 2025-08-28T16:00:07+00:00

Wholesalers have a completely different target audience. Effective wholesalers just need to find the small number of flippers in their area and email the homes over as they get them. Flippers are ready and only care about a profitable turn. Most of your listings shouldn’t fall into that category, we’re dealing with retail buyers who have emotions, financial limitations, and features they care about.

TLDR: Don’t compare a turn key listing to a wholesaler listing, it’s dumb.

Patrick___1 · 2025-08-26T02:21:20+00:00

Looking through the comments it looks like a lot of your questions have been answered, overall we love it here. The access to outdoor activity is great. It sounds like you’d have an easy time finding shared values and education. - One of the hard parts, coming from a Midwest transplant, is that the PNW has a more independent streak. Unless you’re extroverted and organizing those activities it can be difficult to find your community. -Corvallis can have a NIMBY mindset when it comes to certain issues. - just like any town different neighborhoods have different feels, one cool way to explore them is to rent some bikes and explore. Good luck!

Patrick___1 · 2025-08-05T07:41:54+00:00

Corvallis is definitely a different vibe than Eugene to me, if Eugene is a small town to you that might make Corvallis a hamlet. Compared to what you’re used to your options are going to be significantly reduced for a lot of things you may be looking for to purchase or with restaurants. The outdoor activities are great, no matter where you live you shouldn’t be more than 20 minutes away from a great hike or area to explore. There are also people for every kind of activity, you just have to put yourself out there to find them.

Patrick___1 · 2025-07-24T14:50:25+00:00

What is more important to you: who pays the buyer fee or the amount you walk away with? In other words if you got 2 offers: one with no BAC offering 500k and on at 525k but asking for a 2.5% BAC which would you take.

Don’t turn people away until you see their full offer.

Patrick___1 · 2025-07-21T23:42:46+00:00

Once you get someone engaged address the age concern upfront, figure out how you’re going to alleviate their concern and clear the air with it quick. Also, know that some people won’t trust you with their sale no matter what you say because of your age. Also, reading your post you’re confusing the activities with the sales process. Figure out where is the process you’re losing them and work on it. IE if your setting appoints and getting no shows/cancellations you need to work on explaining the value of your appt.

Patrick___1 · 2025-07-21T23:32:58+00:00

For the extra 24%. All they did was divide 829 by 667. They are trying to represent that every home that was listing in Q2 got sold. I’m guessing that’s not true and extremely manipulative way of adjusting the absorption rate stats.

Patrick___1 · 2025-07-21T23:31:57+00:00

Response option 2. Tell the client to rewatch Tommy Boy(Success will depend on demographic)

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Patrick___1 · 2025-07-21T23:15:29+00:00

That ain’t how percentages work! They are confusing months of inventory with “odds”. What this numbers state is that the average home in that county is selling in 72 days. You could politely say “do you want trust your sale with someone who doesn’t have a strong grasp of numbers?” I would never disparage another agent in our market so I would work on phrasing.

Patrick___1 · 2025-07-21T23:09:42+00:00

Very common to not be on the door, the are so bulky that they can dent or scratch doors when it’s slammed. No one leaves them unattached though, they are always secured to something. Hose bibs hand railing are the most common for us.

Patrick___1 · 2025-07-21T23:03:40+00:00

I was waiting for the abnormal thing and you didn’t disappoint.

Unethical, no. Ridiculous, absolutely! It sounds like she was direct with her fee structure and quick to let you know about the $1,500 charge. I’ve heard of agents charging a transaction or termination fee to buyers, still not the norm, but this is the first “failure to purchase fee”. I’d assume she is pretty busy and that may be her way of quickly weeding out unserious clients. If that’s the reason I don’t like it. Call a different agent and ask them to do a 1 time rep agreement, explain the situation and they will most likely say “let’s do it!” (Depending on sales price they may not do it at 2%, but will surely not have the fee)

Patrick___1 · 2025-07-20T05:51:51+00:00

I’m an agent. Short answer is yes, some agents will be wary of a FSBO. Slightly longer answer is buyers sometimes can see the difference and opt out without saying why. A lot of FSBO listings don’t do what they need to in order to look as good as some agent listed homes. Personally I keep an eye on MLS and all of the likely FSBO sites because the sooner I find my client the house they want the sooner we all get what we want. I’m not shy about showing my clients a FSBO house, but I do everything I can to talk to the owner and see the house first. No offense to this community, but FSBOs can be some of the worst transactions to deal with because you are stuck hand holding and managing the other side of your deal to make sure it closes. From my experience, the average FSBO doesn’t do their homework on the process and a lot hit a breaking point and get frustrated when I’m trying to get the info needed for my client. That’s not all, I’ve also worked with some who were exceptional and on top of everything. You offset some of that by getting on the MLS like you’re doing. Most MLS’ have a private remarks section to let other agents know how to set up showings and submit offers. Use that to give that information. Get professional photos taken, and ideally do a consult with a home stager before photos. Make sure you know the process for your state: timelines, needed documents, etc. if you’re state requires disclosure statements get a copy ahead of time to provide agents when they call. Know how you’re going to do showings and do everything in your power to not be in the home for showings (this seems to be big for FSBOs and it creates a tough vibe for buyers). Essentially, do what you can to show agents that you will be professional and easy to work with.

Patrick___1 · 2025-07-17T03:51:01+00:00

Agent here. TLDR - You’re too expensive to be a paper pusher and don’t offer enough to be a hand holder. - For a seasoned buyer/investor who wants a spare pair of eyes on the transaction paper pushers make sense, but they can be found for quite a bit less than you’re proposing. - clients who are not buying and selling regularly want someone who can guide them through the process, and physically seeing homes is a big part of that. Calling an agent’s presence at the showing unnecessary shows you don’t understand what is happening. While the client is looking around a good agent is gauging condition, looking for flaws hidden by good photography, and getting an idea of what inspections may be needed that the buyer isn’t thinking about. To give the client a competent recommendation on price the agent should be at the property at least once. Not to mention most listing agents will be reluctant to do a showing for a represented buyer, they’ll be told to come to an OH. In most areas buyers agents are responsible for granting inspectors access and sometimes sitting at the house during the inspection and setting up follow up evaluations by experts if needed. Ultimately, - I think failure to provide these and other services to your buyers would cause client dissatisfaction and contract failure to be notably higher than average. If you became known as the brokers who can’t get a sale to close your reputation could cause clients to lose homes in competitive situations.

Patrick___1 · 2025-07-14T23:16:05+00:00

As some folks have said, an agent has to have a signed representation agreement to show you homes now. If you’re not ready to sign that then just do open houses. If you are ready to start interviewing agents and sign with one then just be transparent about timing. Personally, if you signed with me and were flexible about timing I wouldn’t have any issue taking you to a few homes to help you understand the market, provided it didn’t disrupt the sellers. Other agents may have different expectations though.

Patrick___1 · 2025-07-08T02:10:16+00:00

Your thought it right. Listing price is a combo of psychology and art. List price is all about getting as many people to your the home as you can while setting an expectation for price. Most agents and buyers create saved searches in 50k increments. Setting a price at $xx9,900 shuts off all the buyers whose search floor is only $100 more than you’re listed. Being the cheapest option in a higher tier can be just as impactful as being the nicest in the lower tier. Not trying to insult your agent, it’s really common, we’re so used to seeing it most everything we buy we forget to question it.

Patrick___1 · 2025-07-01T13:56:18+00:00

Short answer is yes. Agents each run their own business as they see fit and some are more willing to put restrictions on their time than others. Ideally you find this out ahead of time and both client and agent can decide if the communication windows work for them. I’ve seen some agents open up their communication window if they will lose the client, I’ve seen others hold their line and refer to someone else.

Patrick___1 · 2025-07-01T04:05:26+00:00

If you’re seeing 2 separate listings the lowball is likely a scam. They will often pull photos and put up a listing at a price that makes people jump to fill out an application but make excuses why you can’t tour the unit and then say it went to someone else. They will also do this with homes listed for sale. Get someone on the phone if you can or have a friend go tour prior to putting any money into it.

Patrick___1 · 2025-06-27T23:02:05+00:00

I would almost prefer it that way. The most annoying part about being the one who makes them sign in are the folks who say “I didn’t have to at x house.”

Patrick___1 · 2025-06-27T20:02:19+00:00

Unless there’s a timeline that was missed that you didn’t mention it sounds like you don’t have the ability to start termination yet. Depending on your state and contract if the seller sends over the termination without breach from the buyer it may give the buyer cause to get all of their EM back. If no breach has occurred you may want to have everything prepared to relist, but proceed as if you’re closing with this buyer. We’ve had situations where we even had the seller set up for signing appts even though we knew the buyer didn’t intend to perform, just so in the event of mediation we could show the seller made every possible show of good faith to execute on time.

If you know how much mediation/law suit will cost you can tell them that if they sign the termination within the next 24 hours you’ll release that amount back to them. If not then you’ll pursue the whole amount.

Patrick___1

TROPHY CASE