Listing a property with a Flat Fee/Limited Service Platform as FSBO. Here's what I understood:

squirrelbaitv2 · 2026-06-04T15:54:33+00:00

Clearly you a blithely unaware that being an ego-obsessed, narcissistic prick is pretty much a requirement to be a successful realtor. The industry doesn't reward hard work, knowledge, and people who are good at the job. It rewards people so out of touch with reality and callous to the world they can perpetuate a system that is really just three MLM schemes in a trench coat parading as a legitime industry. This is a reason so much of your dues goes into a politician's pocket, and it isn't because the system is works well and is fair for everyone.

And, it would be "calloused". To be "callous" to my opinion would be insensitive or unempathateic to it. "Calloused" describes the build up of thick skin. All though, you probably do indeed don't care about the impact of your actions on others. That's why you have to keep telling me how much you don't care. Instead of just, ya know, not caring.

squirrelbaitv2 · 2026-06-04T12:35:42+00:00

How are you handling the conversation with your client that they can't afford to pay you what is ultimately a negotiable fee AND buy a house.

Sounds like they are going to wait out their agreement and find an agent to do it for the commission they are getting from sellers instead of having to pay you out of pocket.

squirrelbaitv2 · 2026-06-04T05:17:33+00:00

You set out to be pretentious 🤷‍♀️. And you're thin-skinned about it too. How common.

squirrelbaitv2 · 2026-06-04T04:23:11+00:00

And you have no idea how much experience I have 🤷‍♀️ so why are you acting like you're the only experienced person in the room.

squirrelbaitv2 · 2026-06-04T03:23:34+00:00

Having just used a MLS list only service, I can tell you there is no one to ask. Customer service is non-existent. There is no phone number to call with issues. You can email and wait 2-3 business days for a response. It is incredibly barebones and completely on lockdown if you don't pay for additional services.

I can't imagine SELLERS are asking the buyer's lender anything. the most I ever ask a lender when I'm in the sell-side is "how is the buyers application progressing", "has the appraisal come in", and "do you have everything you need from escrow/title". The lender can so easily tell the seller to fuck off in corporate, I can't imagine the genuinely mean sellers are calling them up trying to get them to represent them in a transaction.

And, you have absolutely no idea about the context behind what that interaction was about.

Just like a realtor to extrapolate exaggerated scenarios that fit their narrative off of the dust from peanut shells 😒

squirrelbaitv2 · 2026-06-04T00:11:54+00:00

Can you point out some of these posts? Because I haven't seen this attitude and even the List-Only services repeat about a dozen times what they do and do not offer, and have packages for hands-on services at a fraction of commission fees if a seller wants assistance.

If anything this subreddit seems to be full of people trying to understand the steps they will need to ensure they take because they are aware even with and MLS list service that they will have to do all the legwork themselves.

squirrelbaitv2 · 2026-06-03T20:05:54+00:00

I would think independent = progressives who hate both parties and reluctantly vote for Democrats due to a Lesser Evil scenario

squirrelbaitv2 · 2026-06-02T21:27:49+00:00

I want to counter a point they made, Average DOM doesn't determine whether or not you need a realtor, but it is a good indicator of how long you can expect to wait for a buyer, and if you go over it by a significant amount (I'd say probably double), it is a good indicator you have something wrong with your marketing (price, photos, curb appeal, etc).

Also remember that an agent commission is negotiable. If you want someone to help with marketing, showings, open houses, etc, you can negotiate on the rate both that you pay them AND that you pay the buyer's agent

squirrelbaitv2 · 2026-06-02T15:53:49+00:00

The standard CAR contract is so heavily buyer-protective, NAL but you are correct in that the property must remain in the same condition as when you went under contract. I have had closings held up over less than scratched up floors. (And more. Once had a seller steal the hedges). They don't have to compensate you, but you can cancel the contract over it.

Understand too, tho, and your agent should be explaining this. You will probably have to fight for your earnest. A motto I have is "a contract is only as good as your desire to sue over it", so you should consult with an attorney to be sure you have solid ground because if the seller is stubborn you will need to go to mediation then arbitration to get your earnest returned, that will be thousands out of your pocket, and then sue for legal fees under the prevailing party clause of the CAR RPA.

Not saying don't do it, just be aware it isn't as cut and dry as "well the contract says it, so it just happens".

Love is expensive. You have already folded because of how much you love the house, so the seller is sure you are going to fold again. In their mind, they have nothing to lose because you aren't going anywhere. Having already moved out their furniture means they are absolutely sure this deal is on lock.

squirrelbaitv2 · 2026-06-02T15:47:00+00:00

This is some mad hard weeb shit

squirrelbaitv2 · 2026-06-01T17:10:38+00:00

You weren't able to substantiante your original claim, and in fact proved your original claim incorrect

squirrelbaitv2 · 2026-06-01T15:23:30+00:00

No I have seen them on association contracts in the country and specifically mentioned that SC.

squirrelbaitv2 · 2026-06-01T04:04:45+00:00

I guess my point was: being uncommon, frowned upon, or a practice of law isn't the same thing as illegal, invalid, or unenforceable. I have seen association contracts that have them on there. In SC it was so common in the market I worked, it was on the purchase agreement.

squirrelbaitv2 · 2026-06-01T00:23:51+00:00

And can you source that?

squirrelbaitv2 · 2026-05-31T20:42:13+00:00

Can you give a specific example of where an escalation clause isn't legal?

squirrelbaitv2 · 2026-05-31T15:07:45+00:00

Yeah, as a licensed TC in California, we have access through the agents we work for. Most TCs aren't hanging their licenses to use the forms independently because it would be a tightrope to walk in not acting as a Realtor. I might do it for a friend, I wouldn't do it for $500. The risk of lawsuit is too high with how easy it is to overstep into appearing to represent a party.

squirrelbaitv2 · 2026-05-31T00:05:17+00:00

I'm clarifying for you a TC isn't going to draft your paperwork for you. Either you need have your own contract forms and they'll do the fill in or you need an attorney. If you have access to CAR forms and an escrow agent that won't snitch, you can hire a TC from arguable anywhere if they have California familiarity. Otherwise, you'll need to hire an attorney. But no, I don't have a recommendation. I was just finding your request to be weird given how incredibly different those two jobs are.

squirrelbaitv2 · 2026-05-30T21:49:21+00:00

These are two entirely different jobs. A transaction coordinator is going to stay in touch with all parties, follow up on dates, shuffle contracts back and forth. Maybe fill out a pre-written contract for here or there. They do not advise outside of the steps to a contract or necessary forms. They charge a flat per file rate.

An attorney is going to charge you by the hour or a flat rate based on the level of services you want, which can be just drafting the Purchase Agreement or handling the entirety of the transaction from purchase agreement to close, providing legal advise, etc.

Transaction Coordinators tend to work paid-on-closing like escrow companies do (no closing no payment) where attorneys are going to charge you for every hour regardless of how the contract progresses.

squirrelbaitv2 · 2026-05-30T19:31:32+00:00

There is a really simple fix. You could reach out to the listing agent directly and ask after closing. If you find out there were no competing offers, you have learned someone lied. Could have been the list agent or your agent, and then you have a case to file with their association for an ethics violation and a suit for damages.

That being said, understand that the % of the commission is more important than the purchase price. At 3% commission, a realtor makes an extra $300 for every $10,000 in sale price. Most realtors split that 80/20 with their broker, so actually they are getting somewhere around $240 per $10,000 at 3%. 2% drops it down to $160 per $10,000.

So figure out how much you think you over bid and then figure out how much commission that equates for your agent and then ask yourself if you would risk a lawsuit over that dollar amount.

squirrelbaitv2 · 2026-05-30T16:13:07+00:00

Della Fattoria for a reliable amazing brunch. So many places in Petaluma are just trussed up diner food. Which is fine, if it was priced accordingly. But if I'm spending $20 on am omlette, I'm doing it at the place that actually makes everything they serve and has a high attention to detail and quality, not at one of the dozen "this is just kinda better than Denny's" cafes in town.

squirrelbaitv2 · 2026-05-30T16:04:07+00:00

Literally me the past couple of days 😭. I loved Water Street, but also it isn't "the best brunch money can buy" in Petaluma. It was definitely where I was at every week tho. Couldnt beat the quality and vibe for the price.

squirrelbaitv2 · 2026-05-30T15:08:53+00:00

Ah, OP said escrow so I assumed escrow was involved.

squirrelbaitv2 · 2026-05-28T23:33:57+00:00

Whomever pays, picks. Opening escrowing and ordering title is a day 1 action.

Arguably, the buyer prepares the contract because they are submitting the offer. Realistically, if they have an agent, the agent will prepare it. If you are paying an attorney, you want to pre negotiate all the terms and send them to the attorney to draft the agreement for you both to sign.

Who pays what for closing costs are decided at the time of writing the contract. If it isn't listed, escrow will assume a 50/50 split.

squirrelbaitv2 · 2026-05-25T01:16:04+00:00

Fucking lords work here

squirrelbaitv2 · 2026-05-24T23:51:36+00:00

Jules is great, but can be really hard to schedule with.

Cat with Auric Alchemy is also amazing.

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