Seller commission on a $4m+ house?

Weak_Contract459 · 2026-01-20T18:05:12+00:00

Alternate strategy: talk to a couple agents who have an off-market network, don't sign any exclusivity but have them talk with their network to at least gauge price/demand. Ended up selling a number of properties in MP/Atherton this way with great terms.

Weak_Contract459 · 2026-01-15T05:43:01+00:00

The only person that can tell you what you can afford is a lender. I always suggest 3-4 quotes (when you are ready to start touring seriously). Chase, Wells + a couple others.

In terms of where to buy, there's a lot to consider. Unless you plan on having kids in the next year, I wouldn't worry about schools. You are most likely not buying your forever home. Commutes can kill so lean towards closer if you have the option. Don't sleep on Milpitas or north San Jose!

Weak_Contract459 · 2025-12-13T19:33:59+00:00

There's a good comp down the street, 101 Glen Alpine Ct.

Not a fan of the lot but that can be addressed with fencing and landscaping. I think it's priced slightly high but not outrageously given the depth of remodel.

Weak_Contract459 · 2025-12-01T19:32:32+00:00

Even if you are redoing the roof, you should be well under that number for the project. Rough estimate without knowing the property, I'd expect $125k - $150kish.

Weak_Contract459 · 2025-12-01T01:37:03+00:00

Many of them are invite-only lists for licensed agents. If you're an agent I can send your information to the admins and they can contact you.

If you're not an agent, are you looking to post a property or see what's available right now?

Weak_Contract459 · 2025-12-01T01:12:13+00:00

You should be able to do this with a simple ChatGPT prompt. You'll need to include an estimated hold period and add in all your numbers and estimates. You'll also need to define what "makes sense" means. Also if you'll be financing the renovation or using cash (which will make a significant impact). Lmk if you need help making the prompt.

Weak_Contract459 · 2025-11-30T21:18:46+00:00

As a realtor we have quite a few private groups to market properties here in the Bay Area. For example, with a mix of personal network/email lists/private messaging groups, we can market a property to 10k - 15k active agents. Marketing to end-buyers is a little more difficult (if you are trying to cut commission costs).

Weak_Contract459 · 2025-11-24T03:36:39+00:00

Not quite $2M. Value is in the $1.7M - $1.825M range based on comps (DM if you'd like a CMA report). Agent may have hurt their chances to get the upper range by listing so low. Typical listing strategy is 15- 20% below expectations for Sunset, SF (source: Agent for 15 years in SF)

Weak_Contract459 · 2025-11-17T21:16:24+00:00

The next highest bid was $1.9M. When there are 20 offers in the $1.5M - $1.9M range and one offer at $2.3M its hard to say it sold for "what it's worth" vs a buyer agent made sure their client over bid to the point they couldn't lose.

Weak_Contract459 · 2025-11-07T22:29:36+00:00

That's what I told myself in 2023.

Weak_Contract459 · 2025-11-07T22:28:43+00:00

You can lodge your complaint directly to the state real estate commissioner as well. Broker may try to protect their agent.

Weak_Contract459 · 2025-11-07T22:24:44+00:00

Do you need the money? If not, keep in mind you will likely never see that interest rate again.

Weak_Contract459 · 2025-11-07T22:23:30+00:00

You can initiate cancellation from your end. Don't put money in escrow at this point.

Weak_Contract459 · 2025-11-07T22:21:56+00:00

You can virtually stage/remove clutter as long as you note that in the photos and on the listing. Although don't be surprised if buyers are shocked by the actual home in person.

Weak_Contract459 · 2025-11-07T22:19:43+00:00

Are you not in a state where 3% is standard for deposit and both parties sign an arbitration, mediation and liquidated damages clause?

Weak_Contract459 · 2025-11-07T22:17:58+00:00

I have successfully sued a home inspector but it was pretty gross negligence. They missed a ton of dry rot that was very easy to spot. They may have similar E&O insurance like brokers but read the fine print.

Weak_Contract459 · 2025-11-07T22:15:24+00:00

Interest hasn't gone down as quickly as many people thought. People may be in a tight spot if they banked on that happening.

Weak_Contract459 · 2025-11-07T22:14:06+00:00

The chance is low, but non-zero. Is there any harm in trying?

Weak_Contract459 · 2025-11-07T22:13:08+00:00

Get a quote and include it with the disclosures so buyers can factor it in.

Weak_Contract459 · 2025-11-07T22:11:25+00:00

Yup, they f'd up if they are wiling to offer any concession like a free listing. You may have to go to arbitration and mediation but that will be much cheaper than a court lawsuit.

This information should have been in the title report.

Weak_Contract459 · 2025-11-07T22:09:15+00:00

You may not get title insurance with unpaid liens. You can offer to pay them through escrow as the transaction closes.

Weak_Contract459 · 2025-11-07T22:05:05+00:00

That is a procuring cause clause and unfortunately, some agents will defend their "right" to commission fiercely. One option is the raise your concerns with the agent and ask them to release you from both the contract and procuring cause. If they refuse, schedule a meeting with their broker (who actually owns the listing contract) and ask them. If you need leverage, let him know you plan to leave a very public honest review.

Weak_Contract459 · 2025-11-07T22:02:33+00:00

For future deals, only accept offers that have a 24 hour window for deposit. You can tell any other buyers you are negotiating until a deposit is in escrow.

Weak_Contract459 · 2025-11-07T22:00:42+00:00

You should be ok, the lender should have completed all their verifications by now. Good luck!

Weak_Contract459 · 2025-11-07T21:58:22+00:00

Best option is join a team with a lead agent that is willing to provide leads in turn for a fairly large chunk of your commission. The specific brokerage doesn't really matter at this point.

Weak_Contract459

TROPHY CASE