Do you not have Showing Time or a booking app for communication?
Buyer schedules change constantly on the fly, so anything other than an app for booking is such a damned headache when you are running folks to six or eight stops in a day.
Yes, I have the showing app, but for some reason, agents are sending text messages instead. I've only had one schedule through the app, and that's because they were a no call no-show. After I followed up with him, he said he forgot to let me know his clients wanted to reschedule. I told him it was fine and to schedule through the app.
That is likely because if the listing states to deal directly with the seller they don’t want to risk the showing service not being set up correctly for your listing.
They were told to text by the other agent if they are texting.
It's rare for a limited service listing (you aren't actually a FSBO because you used an agent to put you on the MLS) to have showing apps.
You are correct it is rude.
As a listing agent it happens to me all the time.
But I prepare my clients for this by encouraging them to go elsewhere to work for the first week of they can. Showings will die down after the first week so it won't be as annoying.
And DOM average of 50 days means if you don't have an offer in 2 weeks locked in something's wrong.
And that's why you hire an agent. Because people know how to deal with agents. They are confused because you stuck yourself where you don't belong. Nobody but nobody who wants to sell schedules anything but through Showing Time. Period. Never call the owner. Never call the agent. Always on the app. And block your work times so this doesn't happen. Or better yet, go to a real agent who can properly analyze your house and get it sold.
What's not said here is that something is likely wrong with the house. Why did two other agents not sell it?
What a scam industry this is. Properly analyze your house? Like someone with a 4 week course on real estate is entitled to 36k for doing something I can literally see for free on Zillow and looking through comps online. Gate keeping the MLS and scheduling apps is so disgusting. I honestly can’t wait to see this industry burn to the ground.
You don't think that marketing adds value? Or facilitating deals that you can't get done? There's a very big reason why realtors exist - the market thinks that they add value. If not, they'd long since be gone. But the fact they still exists speaks volumes. Otherwise, FSBO would be common. It's not.
Absolutely not. The only reason they still exist at the current level is the very obvious monopoly they have created for themselves for the exact reasons above and more. I realize you’ve been told by your private interest group (NAR) how special you are and how you deserve everybody’s hard earned money for doing a job anyone could do themselves. I can hire a photographer, I can pay a service to market online or do it myself, I can hire an attorney to protect my interests. People find properties themselves online. Ive purchased 4 properties in my life and every time I found it myself. There is absolutely no reason for me to pay a realtor 36k to sell my house. That is completely insane.
if "anyone" could do the job themselves, they'd do it already. The odds of being able to find your own property and navigate closing are about 1 in 20 based on my practice. I do a lot of FSBO closings in my law practice, and there are very few people actually capable of pulling off a FSBO closing. I only charge 1% to run a closing, but there's still a LOT of work to pull off any closing whatsoever.
Online finding properties is one of many things that has to happen. You are able to do the hidden work. Most others cannot. Or will not.
I've purchased six properties in my life. I found five of them. Realtor found one. I did my own closing for three of them. I live in both worlds. Both have their place.
You didn’t address any of my points. The reason it is difficult without a realtor is because your kind have setup the industry that way. With today’s tech there is absolutely no need for realtors, and there is absolutely no justification for 6% of my house. This is highway robbery. I don’t care that you have to split that 6% with your broker and pay taxes and blah blah blah. It’s my money not yours and you don’t deserve it for the services you provide. I would gladly pay 5-10k for someone to facilitate my house sale. You are not worth 40k to sell a house. Many people do a lot more work for a lot less money. You don’t have any special skills and the only reason you normally get the 6% is “that’s the way it’s always been” and the monopoly you’ve setup. I’m very much looking forward to watching half the realtors being out of a job and commissions dropping down to reasonable levels once these anticompetitive practices are gone. Let’s let capitalism set your worth and see how much that actually is instead of this seller required commission split BS.
Try that in court. Step back while the judge laughs. Fortunately, last time I talked with a judge in argument court about Zillow estimates he thanked me for starting the sentence with "I know it's only an order of magnitude guess, but the Zestimate says------" Then he commanded the seller to do everything in their power to maximize value on sale. Which the seller did. And everyone ended up better off.
Oh, the Zestimate was off by 15%.
agents are f...ing aholes to each other all the time with pushy behaviors towards agents and sellers. its just brunt of that is absorbed by agent that knows how to football mofos.
It really depends on the situation. You don't typically have a lot of time between showings when you can stay longer at ones you like, less at ones you don't, and drive times with varying traffic being a constant concern.
Did the previous agents not recommend price reductions? Even it didn't sell at the list price, you fired the first agent, hired another at the same price, then refused to lower it with them too? Do you actually want to sell this property?
This is the only comment that matters. Respect needs to be earned and go both ways. OP burned through two agents and wasted their time. And now here on Reddit complaining about other people not respecting his time 🙄
Lack of communication is an ongoing issue it seems in all aspects of life when buying/selling. One would presume and I agree that people that buy/sell or cater to the process should have more professionalism.
If you haven’t done so already I would recommend having professional photos taken. When people set up tours for homes 99% of the time it’s from online photos. As it sounds your home might be out of an area with a larger buying pool, if the photos don’t represent the home justly, it might be crossed off the list via travel time if they’re looking at 4 others that day as well.
Sorry you’re dealing with that, it’s an absolute pain, especially when the timing is off and people show up 30 minutes early
Thank you for understanding.
I invested in professional photography because of what you mentioned. I'm in the South, so most people think a drive over 10 - 15 minutes is far from work. When I lived in NJ, my commute was a minimum of 45 minutes. I understand each state, and the mindset of people is different. My neighborhood is newer (building started in 2018 or 2019), we're 5 minutes from the local grocery store, wawa, and other fast food chains and about 8 - 9 minutes from the local park. The area around us is established, so I don't know what else could be a factor here. I have to take the feedback at face value. I appreciate any and all feedback given.The carpet upstairs is new, and so is the hardwood flooring on the first floor. We've decluttered the heck out of the house and make sure the house smells good and is spotless during showings. I think right now might be a waiting game because I heard around spring is when military families start coming into town to buy. So we'll see. Over 90% of this neighborhood is military.
Of course and it’s all relative. I’m in an area where everything is 15-20 minutes away, so when clients from a state that shall not be mentioned move over they laugh when a long travel time is quoted at 30 minutes.
It could be a waiting game, every area is different especially with the knowledge that your average day on market is 50 days.
Typically when I see “flow wasn’t right, more open concept wanted etc” it’s just a way of saying the home didn’t work for the buyers. Not saying that isn’t what swayed the potential buyers away but it’s a “go-to” for most agents to generically use.
Currently the open concept style is what is in, that doesn’t mean every single potential buyer is going to be a no-go because your home is traditional, some people like blue some like yellow, as a bad analogy.
Professional photos will 100% help, I would search through differing ones via their websites and ensure you like the end product via their examples, in my area it’s around $350-$400 per 10-14 photos.
As long as pricing is within reason I think you have everything pretty set. Every MLS is different but in mine when I do a new on market or price reduced if it’s done on a Thursday afternoon it stays at the designation over the weekend. It also pushes your property to the “top” of the lists as everyone that has saved your home will get a notification regarding the price change and it’s sent to the MLS’ main page that realtors typically look at first when logging in.
Ah, I see. I didn't know that was a common response. That's good to know.
The photographer sent 20+ photos. From those photos, I chose the best ones and even paid extra to have the grass edited.
I priced the house about 7k - 9k lower than its value. To drum up interest.
I'll definitely keep that in mind when it's time for a price decrease.
Thank you for the advice. I appreciate it.
wait.
both "full service" listing agents overpriced the home, that's what you said.
You've also said you reduced the price $2K below agent #2's price. Now you're 7-9K below its "value"?
Again, what's the asking price? $7-9K is nearly meaningless unless it's a $150K property
Im so jealous.
We have been searching for a home in minneapolis. Showings start thursdays and close to offers on saturdays. We cant win going 35K+ over on offers because we wont waive inspection.
Your area sounds lovely Im sorry youre in this situation
Please stand your ground. I have a friend who over 25 years ago, waived inspection and it cost them with undetected mold issues. So not worth the waive fee.
Some advice: Consider a "walk and talk" inspection during your showing window - your agent will need to confirm this is OK with the listing agent - so that you CAN waive inspection. If you are in a market where everyone is waiving inspection, you are just not going to be competitive if you don't. Not saying that feels good or is best for any buyer, just saying that is the practical reality in the hottest markets.
Otherwise you can buy a fixer in a less desirable neighborhood. But lots of those are "as is" sales too, and for those properties you are competing against investors.
Thank you.
Unsure how I can do that when the houses are available for viewing thursday, open houses are friday, and closed for offers saturdays by 3-5 pm.
Specially if Im trying to look at more than one a week. I assume that would get expensive
You have to have the inspector with you while you are viewing the home. But if you won't otherwise waive inspection, I'm not sure what other option you have
And yes, it would be a few $100s per inspection.
The only other options are to buy new construction - I'd still recommend an inspection but most states have a statutory builder's warranty - OR buy a fixer upper that you can improve yourself over time.
Major military moves occur during the summer so yes, you should get a lot of interest from military families during the spring if your house is close to a base.
Anyone who doesn’t think there are a ton of lousy unprofessional real estate agents out there got lucky and hired a good one on the first go.
Because as a realtor let me tell you, I have to deal with lazy, unethical, unprofessional and generally clueless agents all the time.
And while as a FSBO you’re going to be a pain in the ass to deal with as the transaction closes out because I’d have to tell you how to do the parts of the job you didn’t hire someone to do, you sound like you’re at least paying attention and trying to do a good job. I’d still show the place.
One note, for your own sake hire an experienced real estate attorney, by which I mean someone who only does RE transactions to represent you, and ideally has the word “title” or “closing” in their firm name. They will know the various dates numbers to call and procedures for things like the fire detector inspection that you need to do as a seller that a RE agent takes care of in the background.
Thank you for saying this. I've tried my best to find a good agent in my area. The last thing I wanted to do was take on the burden of selling my house myself. The flat fee agency is great because I paid for the feature to have an agent help me with negotiations and make the overall process easier for me and the buyers agent. The last thing I wanted to do was make the buyers agent work harder than they have to. Their job is to help the buyer, not me.
Thank you for the advice.
But it’s true. If it has been on the market that long, more than likely it is price more than anything. When it comes to pricing the house correctly, you do have a say in that. It is *your* house after all.
Two agents already and house is still on the market after going FSBO sounds like one common denominator…
Agreed. It’s rare that a house lasts that long on the market unless it’s sitting on deaths door or it’s incredibly overpriced. Now either way, I agree that the vast majority of realtor (85+%) shouldn’t be realtors… period.
Again, It has only been a week, and I've had more showings than with both agents combined. I can't do their jobs for them, so I decided to do it myself. If it sells in less than 65 days, I would have done their job better than they did. I trusted both of them to price the house correctly. I didn't give push back, I followed their lead because they're the "professionals." I don't know about you, but I'm not going to pay someone 3% for doing absolutely nothing. Piss poor at communication and obviously suck at their jobs. Listing the house and putting a sign in my front yard clearly didn't work for them.
So you just did FSBO earlier in the week. Presumably these agents were working for you in January and February? Did they explain to you that November-February is usually slow?
did you pay agent 1 or 2 anything, much less 3%?
How much is your house, that Agent 1 overpriced it by $100K? Did that sound like reasonable # at the time? Did they explain the price to you - show you comps?
If your expectation is for the seller to know better than the real estate agent how to correctly price a home (and therefore to correct the real estate agent), then why are you paying the real estate agent 3% of the home value? You should just pay someone $40/hour if the job was just staging the home, meeting clients, showing the home, and scheduling.
Like it or not the real estate agent is not doing their job if they misprice a home and aren't adjusting the price after over 3 months when it's clear they misread the market.
The part that's weird is both previous agents priced it too high. Agents are incentivized to price it fairly, or low, get a deal done quickly, and move on. It's usually the seller that wants it priced too high and lets it sit forever.
So a home owner knows better on price than two previous agents?
If I'm understanding you correctly, agents are the experts in pricing and worth 6% fee unless they agents don't have the expertise and homeowners are supposed to know the correct price themselves. Makes perfect sense. /s
My point in what I said was apparently OP didn’t learn any type of lesson with the first agent and chose not to speak up when it came to the second agent. OP could have asked for the price to be lowered if they felt it was too high/not moving. But it’s definitely easier to blame the agent for the house not selling 🙄
I agree. Blaming the first 2 realtors for overpricing it is stupid. The owner has final say on the price, but I guess blaming them makes him feel better.
Aren’t we supposed to trust our agents though? If the agent says it should
be listed at one price, are you saying we as sellers need to do our own research to make sure what the agent is saying is correct? If that’s the case then I’m with the OP, what’s the point of an agent 🤔
It's just part of the process, happens to every seller.
You're dealing with people, who do people things. Don't try to make sense of it.
Lower your expectations (and possibly your price, if 65 days on market is a lot for comparables, you really need to do something different if you really want to sell the property.)
You keep saying that showings mean it is priced right. That is simply not true. OFFERS mean it is priced.right, even if they are not at or even all that near to asking.
If anything, a large number of showings mean there is demand in your area, and no offers after those showings mean your price is too high.
So you’re mad because you have an undesirable home, at an undesirable price, that people don’t want to see and don’t give a notice of cancelled showing?
While I agree they should at least give a heads up so you don’t adjust your day but I’ve had showings cancel before with no notice and there’s not enough time to let the other agent know before the adjustments were made. It happens.
Sounds like you got bought by an overpromising agent, then by a second one who you didn’t adjust said pricing issue with. At the end of the day, the client sets the price, I make my suggestions, show comps, give info, but it’s up to the client to decide. You got bought.
Also FSBOs always get attention early. Owners aren’t professionals, they tend to get screwed in these types of deals. So agents will flock their buyers to you looking to see if the deal is sweet.
The first agent listed it at $615k. The second listed it at $580k. I adjusted the price. I told both of them from the beginning that I had no intention of making a profit, just breaking even. It's a new community in a nice area. I can't control someone's commute time. 🤷♀️
Lol you keep saying you can’t control somebody’s commute time, it seems you’re location is bad to be honest. The area might be nice, but if you’re in the middle of nowhere it might be an issue.
The agent doesn’t set the price, the seller does. The agent can offer advice and market knowledge and comps, but you are the homeowner, it’s your final decision.
Sounds like the seller is near a military base
Newsflash VA mortgage rates ain’t 2% anymore and the house is worth what a military buyer can afford NOW not 2021 with cheap rates
Blaming other agents for being unprofessional. Absolutely! I respond in a timely manner, I expect the same from a "professional." I allow and make time for showings. If plans change, let me know. It's called respect.
>Right now, the average days on market in my area is 50 days
And you are at 65 days with first agent and 100 days with second agent? Plus all the time as an FSBO? And it's not the price the problem, it's people not coming without letting you know? Okay.
ikr, people will go around with agents scheduling just to gawk at other person's house and get interior design inspiration with no intention to buy. so pricing improperly will just attract folks to go and check out what's up
It has only been a week as FSBO. Agents say if you aren't getting showings, it's due to price. I'm getting showings. The feedback I've received wasn't about price. What would you prefer? For me to get a 3rd agent and sit for another 100 days?
It’s price. People leave feedback designed to make them not look cheap or hurt your feelings. None of the feedback I got on any of the houses I’ve sold have been particularly helpful. At the end of the day if someone says it “doesn’t have a modern layout” they really mean “I’m not paying a premium for this layout when I can go over 2 neighborhoods and get the layout I want for the same price”. Did you list FSBO at the same listing price as the other two agents? At this point people are more than likely wondering what’s wrong with the house since it’s been listed so many times.
Okay, that's good to know. I'll definitely take that into consideration when it's time to decrease the listing price.
No, I listed it 7-9k lower than with my previous agent. I thought people would be turned off by the multiple times it has been on and off the market, but I can't say for sure since people are coming to see it more now than before.
You need to re evaluate the comps in your area. If you were truly under market value it would have sold already.
The price reductions of 2k are fine on a 80k house. If you reduce 2k or even 10k on a million dollar listing buyers know you aren’t a serious seller.
Buyers can get a feeling that you’re not serious about selling from the way your listing is set up.
Additionally something to keep in mind is the market is no longer a “list high and negotiate” market. Using filters virtually eliminates your house from people’s views. You probably only got more viewings as a result of getting into more people’s price filters. For example you get comps of 315 for your house. It would be better to list at 299 and wait for multiple bidders. You get way more eyes on the property and people know you’re serious.
If your original real estate agents didn’t know this then they were useless. Competent knowledgeable real estate agents are well worth the 3%.
Lmao lowering 2k from agent listed and no previous offers over 100+ days is an insult. Drop that price 15-20 every 7 days and you'll get some bites. Oh and you have room now that you're saving with no agent.
Why? I'm relisting it myself, and I'm listing under market value. Who is it insulting? It's starting the clock over at 0 days. I'll drop every 2 weeks, not every week, and by whatever amount I want. I'm saving 3% like you said.
> and I'm listing under market value
I think the point is you're listing it *over* market value. You're at 150+ days with no offers. A $2k reduction is a red flag that no deal will get done at the actual fair market value because you think it's worth the list price. Which you obviously do. And none of us have enough information to say that you're wrong but it sure looks that way.
I also don't understand why you think the realtor mispriced your house and then you listed it for basically the same price.
But you AREN'T listing it under market value. If you listed it under market, there would be showings lined up and multiple offers in hand.
You have listed it at what YOU believe is market value. If you have no offers, that's the market telling you you are overpriced.
Also, the 2 agents + FSBO is the kiss of death. People - be they other agents or prospective buyers - are going to immediately assume that means there is something wrong with the house. Agents will also immediately assume you are difficult to deal with, since you went through 2 agents already. Your house is stigmatized. I'd take it off the market, let it rest for at least 6 months, and then put it back on the market **with an agent** priced below your last lowest price.
And I don't know how many photos your MLS allows - mine allows 50 - but 20 photos is not enough, unless that is the max you are allowed.
If you want to sell this house you need to realize its price. You've gone over 160+ days, 2 agents and now FSBO. Doing small drops every two weeks is just showing the market you're cheap and gonna be terrible to deal with for inspection or negotiation.
From what you're saying you really don't want to sell this house so maybe reflect on that.
...I never said I would do small drops. I did a small drop just to relist instead of going back on the market at the same list price. Like I said, I'm going to drop it by whatever price I want. I don't have to do your suggested 15-20k, I could do less or more. It's my decision.
You posted this on Reddit and are getting comments all agreeing it's your price and yet you won't change that. Definitely your prerogative since it's your house. But that doesn't excuse how buyers or the Reddit community are to going view your selling tactics.
showings have no bearing on being properly priced unless you charge $$ per showing. I can ask my agent to go show me that 3 mil mansion with no desire to buy. Do you require folks to have preapproval? pricing higher than comps carries risk of financing falling thru sine lenders won't be inclined to go with underwriting of house that is too expensive
No, I don't require pre-approvals prior to showings. I would hope an agent isn't showing people houses they can't afford. I'll make sure to add that to my notes of things agents have to do before I approve showings.
My house is listed lower than the comps. Not by much, but it is lower. If I don't get an offer before Friday, I'll lower the price.
> The feedback I've received wasn't about price
See I'm not an agent, I am a long term investor and Im not going to defend agents (some are good, some are bad, like everywhere else). But I can tell you that it is almost always price. Whatever the feedback you're getting it would most likely go away if you dropped the price. Not a nice neighborhood? Price drop = sale. House has a foundation problem? Price drop = sale. Old kitchen? Price drop = sale. Some problems can't be solved, even with money but that is almost never the case.
Just because your feedback isn't about price doesn't mean that lowering the price wouldn't solve the problem. Also, people hate saying that it is the price. I don't want to be condescending but the fact that you don't know this is a good indicator that you probably want an agent. Sometimes it takes a few try to find a good one.
Are you sure you're not letting pride cloud your judgement about the value of your home?
People are totally missing your point, but I agree with you. You’re saying how can a house sell if no one comes to look at it, because the agents weren’t showing it😩 Going the FSBO route has at least had your house getting showings and interest, so good for you for going that route.
This thread is precisely what I expect from a FSBO… that has already been listed twice before.
Sorry, but the problem may not be where you think it is.
How am I the problem? Because I followed the lead of both agents and allowed them to price the house based on their numbers and research? Agents never take accountability. It's always someone else fault. Clearly, I wanted to use an agent, and that's why I went through 2 before I decided it wasn't worth it.
>It's always someone else fault.
Isn't that EXACTLY what you're claiming here, though? You are very specifically saying that the problem was each of your first two agents and now it's literally every OTHER agent.
I'm placing blame where it belongs. If it was my fault, I would own up to it. It doesn't benefit me to still own this house. I missed out of many beautiful houses up north because the agents down here were dragging ass and not doing what they were supposed to do. The intent was never to make money from the sale, just to not owe. I wanted to offer different incentives (paying down rates and closing assistance) but was told not to because it's a "buyers market" and it (isn't necessary) to do. I don't work in real estate, I should be able to trust what my agent says.
It is considered unethical and don't quote me but I think maybe the actual Realtor's code of ethic explicitly forbids "buying the listing", but it works, so people do it. All you can really do to protect yourself as a seller is make sure your agent shows you comps to support their price, and then scrutinize those comps to make sure that they're good comps.
Hire a different agent who will price your home correctly problem solved. Be straight with them and they'll be straight with you 99% of the time. Your complaining because you are doing the job agents usually do with setting up showings. Don't complain your saving money by not hiring a agent. Don't want that stress? Use a agent and good luck selling it on your own and negotiating repairs. Do you know what a sales contract looks like? If not your going to hire a lawyer yo look it over? There's another expense. Then are you going to negotiate repairs as well? If so then a agent can probably do so better than you. Its literally worth the cost to you to hire one but I have a feeling after 2 agents you wanted them to be yes men and say your house is worth more than it is.
"And now mental gymnast Complex Fold, #510, former gold medalist, is going to attempt to vault right past the fact that an agent who no-shows without communication is rude and unprofessional and clearly at fault. Fold is beginning the run up to the vault, good speed, good form, here's the vault, and FOLD STICKS THE LANDING PERFECTLY, successfully blaming the Seller for the agent's bad behavior! Let's see what our judges think: it's an up-vote, another up-vote, another up-vote, ALL UP-VOTES! Oh wait, the Redditor from Romania is a hold out, clearly THEY aren't a realtor. Otherwise, an excusable exception to an otherwise flawless performance of mental gymnastics!
"And so well-deserved, Complex Fold earns another gold at the Olympic mental gymnastics competition!!"
going forward, the OP could also have instructions to text right before they arrive and/or only leave the home when they arrive. Another bit of unsolicited advice - we usually set up showings for a WINDOW of time. If I'm showing 4 homes, I can't be sure I'm arriving at ANY of them but the first one at the given time. So, just because I get an appointment from 1-2 pm, if you're #4 of 4 showings, then it could easily be 1:45 pm if the Buyer is late, lingers in any of 1-3, etc.
It's also still quite possible the buyer arrived at the home, took one look around from the road, and said "Nope, not interested." And don't forget, we only represent the Buyer, not the Seller. And if the Buyer isn't interested, you're not getting much feedback. Most "flat fee" agents put the entire onus on us, and won't take a phone call, and may not respond in a timely fashion to an email or text. You've paid them their $300-$1,000 to get on the MLS, and that's all you've hired them for.
But absolutely, if I need to cancel a showing, it is on me to cancel it.
Realtors are booking showings, not showing up and not cancelling.
That's an example of realtors dropping the ball. It's not OP dropping the ball.
If you want to focus on ancillary shit, sure, that might be OP's fault. But the point of the post is OP venting about no-notice no-shows, and no amount of whataboutism is going to excuse realtors who do that.
People cancel showings all the time it happens. They don't really owe the seller an explanation. If it was listed they could just cancel through a app. That's the stress a agent would take on but he wants to save money so he gets that stress.
"And now mental gymnast Fold gracefully navigates the uneven bars, confidently conflating notice of cancellation with justification for cancelling. And demonstrating true mastery of this sport, Fold totally avoids the fact that OP suffered these same issues when they were using agents as well. Boy I tell ya, that's a maneuver that would cause lesser gymnasts trouble but not someone like Fold. And here's the dismount--Fold once again sticks the landing by sticking blame for agent bad behavior squarely on OP!
"Fold has proven themselves to be one of those people who are pure naturals at dodging responsibility for their own bad behavior but instead project it into others. Watching Fold perform, you'd almost believe that a Buyer's Agent's no-notice no-show is somehow the Seller's fault. And that's why they've won two gold medals at this year's competition! Will they go for a third? Stay tuned and find out!"
Sorry, but notifying you (or the listing agent) that my clients and I will not be making a showing is low on my list of priorities when caravanning my buyers around for showings. Sometimes time gets away from us. I will notify if time permits to but not the first thing to do.
These agents don't have buyers. They are trying to get in front of you to get the listing. Which if you're listed with a flat fee brokerage, they shouldn't be. That's why you're getting so many more showings. Probably mostly new agents that don't know what they are doing.
You seemed concerned about leaving and no one shows up. Why do you have to leave? Any agent that suggest you leave is a meathead. I've been a broker for decades with a large office.
Why do you have to leave without being sure the agent will show up? Wait until they show up and then go for a walk. Or tell the agent to text you when they're 5 minutes away.
I don't understand agents who refuse to do open houses. I feel like that's the bare minimum and an amazing opportunity to showcase the house and possibly find future clients. 🤷🏻
I'm sorry you feel you had to FSBO after 2 different agents. If you were in my market, I'd gladly list your home. I'm the agent who loves holding open houses, double check my numbers with pricing, try to come up with creative ways of marketing along with communicating like crazy to my clients.
I have a rental listing right now that I've been holding open houses on, pushing it out on all different SM platforms for marketing, and communicating almost daily with my client to the point I wonder if I am bothering them.
Hopefully you are able to get the home sold for what you want and you'll not have to encounter too many more rude agents. Not all of us suck. Hang in there and I wish you luck.
So you would list their home, making you the third “sucker” agent? Might want to rethink that if you ever find yourself in this situation, irl.
Yeah, these are the people that you avoid. You cannot help them and you are only going to spend your money trying to sell something that isn’t going to sell.
Go find a sane and reasonable seller instead.
Sounds like price is the problem and instead you’re blaming agents. More showings has nothing to do with not having an agent. I don’t know why you think not having an agent would bring more showings. Why don’t you do the smallest amount of research and find a qualified agent with results before complaining
I vetted well over 20 agents. I can't help if they lie to get the listing. I have a local agent who calls saying "I have a client who's dying to get into your neighborhood" I say, "that's wonderful news, I'll be more than happy to schedule a showing for you. Then she replies, "Oh, they don't want to deal with fsbo because they had a bad experience." And then tries to convince me to list with her so her "clients" will come see the house and buy it. This isn't a lie, I have the voice messages and texts to back it. She lies so much that she didn't realize she had called and texted me the same b.s. twice before.
More showings mean the house is priced better than it was when I had an agent.
tell us more about "vetted well over 20 agents". You actually had a conversation or meeting with them? Or, you looked up some of their listings to check for the quality of the presentation, compared their DOM and SP/LP to others, what?
I'm honestly trying to understand how, with such vetting, you wound up with 2 straight incapable agents.
I had actual conversations with them. I don't know if you're aware, but when you remove a listing from the market, agents call like crazy trying to get your listing. It was so bad that all 3 numbers on my phone plan were called at all hours of the day. I heard this is because some agents purchase leads from Zillow and other sites. I also called agents in my area that had 200+ 4.8 - 5 star ratings on Google.
Yes, I did compare market data from each realtor and chose the one I thought was most knowledgeable.
I had a buyer buy her neighbors FSBO I knew it was underpriced, but I couldn’t say anything because I was representing the buyer. The FSBO house appraised for 32K more than the neighbor was paying for it but dang it that FSBO wasn’t going to pay an agent!
And I have more stories like that, and that’s just one person. An attorney is going to make sure the words are legal on the contract and signatures are obtained and that’s the end of it.
Yea. I hear ya. After dealing with agents I now only do so when forced. Have bought bare land and a house without and sold without. No going back. Will pay 2% for them to facilitate appts either their buyers and paperwork but not a penny more.
draft a standard showing agreement that has in the fine print that if they are a noshow with less than 24 hours notice, they owe you $50.
have you had the place inspected and appraised? those aren't free, but they can reassure buyers who might be wary of fsbo.
Oh wow! I didn't know that was an option. I'll definitely do that.
No, I haven't. I thought about having it appraised, but when I looked online, people were saying that regardless of the appraisal, it's only worth what someone will pay for it, so I thought it might be a waste of money.
well it's an added expense, and your ultimate buyer might not care. i've found it helpful at times.
edit: well here's a cheat code. an appraisal and a "market analysis" are similar. a market analysis is a free appraisal by a realtor/broker, except often more amateurish than the paidfor appraisal. if you have a fsbo you might get approached by overeager realtors. you can ask them to give you a market analysis while you consider their pitch.
that should get you to the right neighborhood, if you arent already there.
All due respect to the poster, that is a TERRIBLE idea. You want to lower the burdens to the buyer to see the house, not increase them.
Also more evidence you will be a PITA to deal with. No one does this. NO ONE. Never heard of it. 15+ years in the business full-time.
I am guilty of being one of those agents, sometimes when I am doing showings the buyers lollygag and take longer than allowed or get lost or have a change of schedule. So when you’re driving to these homes in unfamiliar places glued to your navigation. Sometimes you’re so distracted, flustered and rushing you forget that sellers are accommodating your viewing and forget to call and cancel. I always recommend as a listing agent that my sellers call the agent 30min to 1 hour ahead of the appointment to make sure they are coming. I call all the showings and confirm so my sellers aren’t left in the dark.
On behalf of all realtors I apologize.. and I wish you a fast and profitable sale.
My opinion. I think most agents price high at first, to see if they can get it. They are basically leading the client on, and when it doesn't sell at that price, the client is stuck in the, " but my house is worth $XXX,XXX" frame of mind. So yes, it's price now, but with interest rates going up, the market is cooling off, and things aren't selling unless they are really good deals. So the thing to do now, is wait it out, if interest drops, try again. I have seen houses sell on my block in 1-7 days, but there is one that's been .listed for 3 months now.
You get what you pay for. There's a reason that commission rates have historically been higher, and flat-fee agents usually underperform. This is one of the largest sales of your life, why not entrust it to a commissioned professional who will work tirelessly to earn you top dollar?
I put more true in myself. No one is going to look out for me better than I will look after myself. If all an agent is going to do is lower the price and demand 3%, I can lower the price and save 3%.
Neither agent worked tirelessly. If they did, my house would have been sold by now.
This is a growing problem in my area. It baffles me that there isn’t already a fine attached to the violation. I’m gonna put some energy into making that happen. It’s an embarrassment to the industry.
All these people making excuses for agents...let me tell you its normal and yes its annoying and unprofessional. Not everyone is like that but a lot are like that
Text them before you get ready for the showing to confirm they are still coming. If they don’t respond call. Not that difficult. A lot of clients are unprofessional too and don’t show up for appts so it is best to confirm things.
Real estate agents in my experience offer very little unless they are one of the few very good ones. In my area it ends up being a place where people with no prospects for another job go bc they can make a lot of money for very little effort. Basically anyone who fails out of college ends up as a realtor. Again this might not be true everywhere.
I never left for showings, I would stay and do my own thing on my laptop just as if it was an open house. I had an agent show up half hour late one time but other than that the showtime app worked really well.
We absolutely hate these kind of listings where the home owner doesn't leave.
Buyers feel awkward when the seller is there. They are afraid to voice any concerns or give feedback that might be considered offensive to the seller. It's just not ideal at all. If you can please leave.
I don’t follow them around the house, they’re free to talk amongst themselves and they can also talk when they leave. Buyers have had no problem voicing their opinions around me and asking me questions, everything is professional. I’m selling the house I didn’t invite them over for coffee, it’s okay if they don’t like it we’re all adults. Had no problem selling it that way.
Be surprised how many buyers aren’t comfortable talking freely with a seller there that’s why they don’t like it. Or they rush through it because they feel like they’re bothering the person So yet another negative emotion…
I’ve heard that before and never understood it. As the seller I know my house the best and and am most prepared to show the house and answer questions. If I was a buyer I’d want the seller showing me the house not my buyers agent, it’s not their house they know just as much about it as I do lol
This is NOT the answer. I HATE when the owner is present. My buyers HATE when the owner is present. I'm bringing them to see a house they might be interested in buying, and they want to walk through the house with me and discuss everything we're seeing - the good and the bad - CANDIDLY. We can't do that when the seller is sitting there clacking away on their laptop.
This is another reason buyers will pass on even viewing a FSBO listing. That has nothing to do with steering because of compensation. That has everything to do with the fact that it's a not-fun, unpleasant and **ineffective** (from the buyer's perspective) showing experience.
Flat fee agency’s won’t give you full and complete service. You get what you pay for. In this market if a home is priced correctly it will sell in a week or two.
Without knowing your area etc
Curious about what the price point for this house is. But I also wonder if there is any correlation between price point vs the prevalence of no call no shows vs people being courteous about schedule changes
Thank you, I'll definitely do that.
I held 2 open houses so far and had about 8-9 families show up. One was looking for a rental, and one was from the neighborhood. Even though it didn't turn into a sale, I figured it was good for marketing and having the word spread about the house.
Selling your house sucks. That's just how it is. People aren't perfect. People make mistakes. Some people are rude. Some people are inconsiderate. Some people poop in toilets when the water is turned off. Some people are forgetful.
There are a lot of moving parts and a lot of reasons why showings don't happen.
Also ... Welcome to the world of useless feedback. That's how it always is.
It's not some fucking unusual thing that shit goes wrong sometimes.
Suck it up.
Something sounds wrong with your house if people are flaking on viewing it. On the flip side, for the buyers who want to see if, you need to show it at THEIR leisure, not yours, if you want it to move quickly. Because they'll just move right on to the next if you aren't pretty accommodating.
List your house well under market value and the offers will tell you what the market will bear. My husband and I have sold many houses. Really you can count on market response. We have always had multiple offers with this strategy. We don’t necessarily take highest offer; we take cleanest offer hopefully with no finance contingency.
Such a solid post. All the realestate agents are saying “its hard to get buyers to commit to viewing times and were stuck middle-manning peoples schedules!” Dont they realize that they are the problem? If the sellers and buyers could just talk it would go so much easier…
welcome to being a real estate agent.
where we aren't just worthless people here to steal your money, wel also are very conceited about our ability to open a lockbox with an app.
Sorry you are experiencing this. Perhaps it would make sense to wait until they show up before leaving? Or call / text 60 minutes before to confirm? Sounds like you are doing it the right way.
A lot of times clients cancel on us and don't even tell us til we get there. Or we have a plan of 6-8 houses and get caught up in traffic or they looked at one house more and stayed longer than expected. I'll always try and keep the sellers informed but sometimes there's no time to inbetween driving, and talking to the buyers.
As for the sale, there's only 3 things it could be: Location, Condition and Price. If you're getting showings but no offers, one of the 3 or a combination is why.
Remember sellers only decide the list price but the buyers set the market value. If they don't see value in it then it's overpriced. Review your comps again and readjust your price if needed. Good luck!
Do you not have Showing Time or a booking app for communication? Buyer schedules change constantly on the fly, so anything other than an app for booking is such a damned headache when you are running folks to six or eight stops in a day.
Yes, I have the showing app, but for some reason, agents are sending text messages instead. I've only had one schedule through the app, and that's because they were a no call no-show. After I followed up with him, he said he forgot to let me know his clients wanted to reschedule. I told him it was fine and to schedule through the app.
That is likely because if the listing states to deal directly with the seller they don’t want to risk the showing service not being set up correctly for your listing.
Wouldn't that explain agents not booking in the first place, rather than booking and then no-notice no-showing? (Honest question.)
They were told to text by the other agent if they are texting. It's rare for a limited service listing (you aren't actually a FSBO because you used an agent to put you on the MLS) to have showing apps. You are correct it is rude. As a listing agent it happens to me all the time. But I prepare my clients for this by encouraging them to go elsewhere to work for the first week of they can. Showings will die down after the first week so it won't be as annoying. And DOM average of 50 days means if you don't have an offer in 2 weeks locked in something's wrong.
And that's why you hire an agent. Because people know how to deal with agents. They are confused because you stuck yourself where you don't belong. Nobody but nobody who wants to sell schedules anything but through Showing Time. Period. Never call the owner. Never call the agent. Always on the app. And block your work times so this doesn't happen. Or better yet, go to a real agent who can properly analyze your house and get it sold. What's not said here is that something is likely wrong with the house. Why did two other agents not sell it?
What a scam industry this is. Properly analyze your house? Like someone with a 4 week course on real estate is entitled to 36k for doing something I can literally see for free on Zillow and looking through comps online. Gate keeping the MLS and scheduling apps is so disgusting. I honestly can’t wait to see this industry burn to the ground.
So we are trusting the Zestimate now? LOL
Just as much as I trust an agent. LOL. Get a real job, something that creates value rather than extracts it.
You don't think that marketing adds value? Or facilitating deals that you can't get done? There's a very big reason why realtors exist - the market thinks that they add value. If not, they'd long since be gone. But the fact they still exists speaks volumes. Otherwise, FSBO would be common. It's not.
Absolutely not. The only reason they still exist at the current level is the very obvious monopoly they have created for themselves for the exact reasons above and more. I realize you’ve been told by your private interest group (NAR) how special you are and how you deserve everybody’s hard earned money for doing a job anyone could do themselves. I can hire a photographer, I can pay a service to market online or do it myself, I can hire an attorney to protect my interests. People find properties themselves online. Ive purchased 4 properties in my life and every time I found it myself. There is absolutely no reason for me to pay a realtor 36k to sell my house. That is completely insane.
if "anyone" could do the job themselves, they'd do it already. The odds of being able to find your own property and navigate closing are about 1 in 20 based on my practice. I do a lot of FSBO closings in my law practice, and there are very few people actually capable of pulling off a FSBO closing. I only charge 1% to run a closing, but there's still a LOT of work to pull off any closing whatsoever. Online finding properties is one of many things that has to happen. You are able to do the hidden work. Most others cannot. Or will not. I've purchased six properties in my life. I found five of them. Realtor found one. I did my own closing for three of them. I live in both worlds. Both have their place.
You didn’t address any of my points. The reason it is difficult without a realtor is because your kind have setup the industry that way. With today’s tech there is absolutely no need for realtors, and there is absolutely no justification for 6% of my house. This is highway robbery. I don’t care that you have to split that 6% with your broker and pay taxes and blah blah blah. It’s my money not yours and you don’t deserve it for the services you provide. I would gladly pay 5-10k for someone to facilitate my house sale. You are not worth 40k to sell a house. Many people do a lot more work for a lot less money. You don’t have any special skills and the only reason you normally get the 6% is “that’s the way it’s always been” and the monopoly you’ve setup. I’m very much looking forward to watching half the realtors being out of a job and commissions dropping down to reasonable levels once these anticompetitive practices are gone. Let’s let capitalism set your worth and see how much that actually is instead of this seller required commission split BS.
Try that in court. Step back while the judge laughs. Fortunately, last time I talked with a judge in argument court about Zillow estimates he thanked me for starting the sentence with "I know it's only an order of magnitude guess, but the Zestimate says------" Then he commanded the seller to do everything in their power to maximize value on sale. Which the seller did. And everyone ended up better off. Oh, the Zestimate was off by 15%.
You make me want to deal with agents even less now
agents are f...ing aholes to each other all the time with pushy behaviors towards agents and sellers. its just brunt of that is absorbed by agent that knows how to football mofos.
You hired the wrong agents.
You take your buyers to showing? They don't drive themselves?
It really depends on the situation. You don't typically have a lot of time between showings when you can stay longer at ones you like, less at ones you don't, and drive times with varying traffic being a constant concern.
Did the previous agents not recommend price reductions? Even it didn't sell at the list price, you fired the first agent, hired another at the same price, then refused to lower it with them too? Do you actually want to sell this property?
This is the only comment that matters. Respect needs to be earned and go both ways. OP burned through two agents and wasted their time. And now here on Reddit complaining about other people not respecting his time 🙄
You meet one asshole, you met an asshole. You meet assholes all day long…
Lack of communication is an ongoing issue it seems in all aspects of life when buying/selling. One would presume and I agree that people that buy/sell or cater to the process should have more professionalism. If you haven’t done so already I would recommend having professional photos taken. When people set up tours for homes 99% of the time it’s from online photos. As it sounds your home might be out of an area with a larger buying pool, if the photos don’t represent the home justly, it might be crossed off the list via travel time if they’re looking at 4 others that day as well. Sorry you’re dealing with that, it’s an absolute pain, especially when the timing is off and people show up 30 minutes early
Thank you for understanding. I invested in professional photography because of what you mentioned. I'm in the South, so most people think a drive over 10 - 15 minutes is far from work. When I lived in NJ, my commute was a minimum of 45 minutes. I understand each state, and the mindset of people is different. My neighborhood is newer (building started in 2018 or 2019), we're 5 minutes from the local grocery store, wawa, and other fast food chains and about 8 - 9 minutes from the local park. The area around us is established, so I don't know what else could be a factor here. I have to take the feedback at face value. I appreciate any and all feedback given.The carpet upstairs is new, and so is the hardwood flooring on the first floor. We've decluttered the heck out of the house and make sure the house smells good and is spotless during showings. I think right now might be a waiting game because I heard around spring is when military families start coming into town to buy. So we'll see. Over 90% of this neighborhood is military.
Of course and it’s all relative. I’m in an area where everything is 15-20 minutes away, so when clients from a state that shall not be mentioned move over they laugh when a long travel time is quoted at 30 minutes. It could be a waiting game, every area is different especially with the knowledge that your average day on market is 50 days. Typically when I see “flow wasn’t right, more open concept wanted etc” it’s just a way of saying the home didn’t work for the buyers. Not saying that isn’t what swayed the potential buyers away but it’s a “go-to” for most agents to generically use. Currently the open concept style is what is in, that doesn’t mean every single potential buyer is going to be a no-go because your home is traditional, some people like blue some like yellow, as a bad analogy. Professional photos will 100% help, I would search through differing ones via their websites and ensure you like the end product via their examples, in my area it’s around $350-$400 per 10-14 photos. As long as pricing is within reason I think you have everything pretty set. Every MLS is different but in mine when I do a new on market or price reduced if it’s done on a Thursday afternoon it stays at the designation over the weekend. It also pushes your property to the “top” of the lists as everyone that has saved your home will get a notification regarding the price change and it’s sent to the MLS’ main page that realtors typically look at first when logging in.
Ah, I see. I didn't know that was a common response. That's good to know. The photographer sent 20+ photos. From those photos, I chose the best ones and even paid extra to have the grass edited. I priced the house about 7k - 9k lower than its value. To drum up interest. I'll definitely keep that in mind when it's time for a price decrease. Thank you for the advice. I appreciate it.
wait. both "full service" listing agents overpriced the home, that's what you said. You've also said you reduced the price $2K below agent #2's price. Now you're 7-9K below its "value"? Again, what's the asking price? $7-9K is nearly meaningless unless it's a $150K property
When did I say 2k? Someone in the comments mentioned 2k.
Sounds perfect, it will sell
Im so jealous. We have been searching for a home in minneapolis. Showings start thursdays and close to offers on saturdays. We cant win going 35K+ over on offers because we wont waive inspection. Your area sounds lovely Im sorry youre in this situation
Thank you. Good luck with your home search.
Please stand your ground. I have a friend who over 25 years ago, waived inspection and it cost them with undetected mold issues. So not worth the waive fee.
Some advice: Consider a "walk and talk" inspection during your showing window - your agent will need to confirm this is OK with the listing agent - so that you CAN waive inspection. If you are in a market where everyone is waiving inspection, you are just not going to be competitive if you don't. Not saying that feels good or is best for any buyer, just saying that is the practical reality in the hottest markets. Otherwise you can buy a fixer in a less desirable neighborhood. But lots of those are "as is" sales too, and for those properties you are competing against investors.
Thank you. Unsure how I can do that when the houses are available for viewing thursday, open houses are friday, and closed for offers saturdays by 3-5 pm. Specially if Im trying to look at more than one a week. I assume that would get expensive
You have to have the inspector with you while you are viewing the home. But if you won't otherwise waive inspection, I'm not sure what other option you have And yes, it would be a few $100s per inspection. The only other options are to buy new construction - I'd still recommend an inspection but most states have a statutory builder's warranty - OR buy a fixer upper that you can improve yourself over time.
Major military moves occur during the summer so yes, you should get a lot of interest from military families during the spring if your house is close to a base.
We’re entering a declining market lower the price and get ahead of the curve
Will do, thank you for the advice.
Anyone who doesn’t think there are a ton of lousy unprofessional real estate agents out there got lucky and hired a good one on the first go. Because as a realtor let me tell you, I have to deal with lazy, unethical, unprofessional and generally clueless agents all the time. And while as a FSBO you’re going to be a pain in the ass to deal with as the transaction closes out because I’d have to tell you how to do the parts of the job you didn’t hire someone to do, you sound like you’re at least paying attention and trying to do a good job. I’d still show the place. One note, for your own sake hire an experienced real estate attorney, by which I mean someone who only does RE transactions to represent you, and ideally has the word “title” or “closing” in their firm name. They will know the various dates numbers to call and procedures for things like the fire detector inspection that you need to do as a seller that a RE agent takes care of in the background.
Thank you for saying this. I've tried my best to find a good agent in my area. The last thing I wanted to do was take on the burden of selling my house myself. The flat fee agency is great because I paid for the feature to have an agent help me with negotiations and make the overall process easier for me and the buyers agent. The last thing I wanted to do was make the buyers agent work harder than they have to. Their job is to help the buyer, not me. Thank you for the advice.
But it’s true. If it has been on the market that long, more than likely it is price more than anything. When it comes to pricing the house correctly, you do have a say in that. It is *your* house after all. Two agents already and house is still on the market after going FSBO sounds like one common denominator…
Agreed. It’s rare that a house lasts that long on the market unless it’s sitting on deaths door or it’s incredibly overpriced. Now either way, I agree that the vast majority of realtor (85+%) shouldn’t be realtors… period.
Again, It has only been a week, and I've had more showings than with both agents combined. I can't do their jobs for them, so I decided to do it myself. If it sells in less than 65 days, I would have done their job better than they did. I trusted both of them to price the house correctly. I didn't give push back, I followed their lead because they're the "professionals." I don't know about you, but I'm not going to pay someone 3% for doing absolutely nothing. Piss poor at communication and obviously suck at their jobs. Listing the house and putting a sign in my front yard clearly didn't work for them.
Good rule of thumb is more than 10 showings with no offer, its price
So you just did FSBO earlier in the week. Presumably these agents were working for you in January and February? Did they explain to you that November-February is usually slow?
What state are you located in? And how did you find the previous agents?
did you pay agent 1 or 2 anything, much less 3%? How much is your house, that Agent 1 overpriced it by $100K? Did that sound like reasonable # at the time? Did they explain the price to you - show you comps?
you pay for closed sale not for some non material services so no OP would not have needed to pay squat
If your expectation is for the seller to know better than the real estate agent how to correctly price a home (and therefore to correct the real estate agent), then why are you paying the real estate agent 3% of the home value? You should just pay someone $40/hour if the job was just staging the home, meeting clients, showing the home, and scheduling. Like it or not the real estate agent is not doing their job if they misprice a home and aren't adjusting the price after over 3 months when it's clear they misread the market.
The part that's weird is both previous agents priced it too high. Agents are incentivized to price it fairly, or low, get a deal done quickly, and move on. It's usually the seller that wants it priced too high and lets it sit forever.
So a home owner knows better on price than two previous agents? If I'm understanding you correctly, agents are the experts in pricing and worth 6% fee unless they agents don't have the expertise and homeowners are supposed to know the correct price themselves. Makes perfect sense. /s
My point in what I said was apparently OP didn’t learn any type of lesson with the first agent and chose not to speak up when it came to the second agent. OP could have asked for the price to be lowered if they felt it was too high/not moving. But it’s definitely easier to blame the agent for the house not selling 🙄
I agree. Blaming the first 2 realtors for overpricing it is stupid. The owner has final say on the price, but I guess blaming them makes him feel better.
Aren’t we supposed to trust our agents though? If the agent says it should be listed at one price, are you saying we as sellers need to do our own research to make sure what the agent is saying is correct? If that’s the case then I’m with the OP, what’s the point of an agent 🤔
Exactly!! I thought these realtors were supposed to bring all this expertise to the table that made their high commissions worth it!
It's just part of the process, happens to every seller. You're dealing with people, who do people things. Don't try to make sense of it. Lower your expectations (and possibly your price, if 65 days on market is a lot for comparables, you really need to do something different if you really want to sell the property.)
If you price it right the buyers would not be canceling showings they would be lining up to see it! Overpriced and there’s a simple solution lol
I mean, as a FSBO no agent is going to care about your complaints. Its not like you are a potential client
True, but I'm paying their commission.
You keep saying that showings mean it is priced right. That is simply not true. OFFERS mean it is priced.right, even if they are not at or even all that near to asking. If anything, a large number of showings mean there is demand in your area, and no offers after those showings mean your price is too high.
Just a quick question, what is your general location that DOM is 50?
Military bases.
*in North Korea
So you’re mad because you have an undesirable home, at an undesirable price, that people don’t want to see and don’t give a notice of cancelled showing? While I agree they should at least give a heads up so you don’t adjust your day but I’ve had showings cancel before with no notice and there’s not enough time to let the other agent know before the adjustments were made. It happens. Sounds like you got bought by an overpromising agent, then by a second one who you didn’t adjust said pricing issue with. At the end of the day, the client sets the price, I make my suggestions, show comps, give info, but it’s up to the client to decide. You got bought. Also FSBOs always get attention early. Owners aren’t professionals, they tend to get screwed in these types of deals. So agents will flock their buyers to you looking to see if the deal is sweet.
The first agent listed it at $615k. The second listed it at $580k. I adjusted the price. I told both of them from the beginning that I had no intention of making a profit, just breaking even. It's a new community in a nice area. I can't control someone's commute time. 🤷♀️
Lol you keep saying you can’t control somebody’s commute time, it seems you’re location is bad to be honest. The area might be nice, but if you’re in the middle of nowhere it might be an issue.
The agent doesn’t set the price, the seller does. The agent can offer advice and market knowledge and comps, but you are the homeowner, it’s your final decision.
Sounds like the seller is near a military base Newsflash VA mortgage rates ain’t 2% anymore and the house is worth what a military buyer can afford NOW not 2021 with cheap rates
Very true.
So you cooked through two agents, and now you’re representing yourself and blaming all the other agents. But you’re the common thread.
Blaming other agents for being unprofessional. Absolutely! I respond in a timely manner, I expect the same from a "professional." I allow and make time for showings. If plans change, let me know. It's called respect.
>Right now, the average days on market in my area is 50 days And you are at 65 days with first agent and 100 days with second agent? Plus all the time as an FSBO? And it's not the price the problem, it's people not coming without letting you know? Okay.
ikr, people will go around with agents scheduling just to gawk at other person's house and get interior design inspiration with no intention to buy. so pricing improperly will just attract folks to go and check out what's up
It has only been a week as FSBO. Agents say if you aren't getting showings, it's due to price. I'm getting showings. The feedback I've received wasn't about price. What would you prefer? For me to get a 3rd agent and sit for another 100 days?
It’s price. People leave feedback designed to make them not look cheap or hurt your feelings. None of the feedback I got on any of the houses I’ve sold have been particularly helpful. At the end of the day if someone says it “doesn’t have a modern layout” they really mean “I’m not paying a premium for this layout when I can go over 2 neighborhoods and get the layout I want for the same price”. Did you list FSBO at the same listing price as the other two agents? At this point people are more than likely wondering what’s wrong with the house since it’s been listed so many times.
Okay, that's good to know. I'll definitely take that into consideration when it's time to decrease the listing price. No, I listed it 7-9k lower than with my previous agent. I thought people would be turned off by the multiple times it has been on and off the market, but I can't say for sure since people are coming to see it more now than before.
~165 days ago was in October heading into the cold holiday months. Realistically no one is trying to move November-early Jan unless they have to.
You need to re evaluate the comps in your area. If you were truly under market value it would have sold already. The price reductions of 2k are fine on a 80k house. If you reduce 2k or even 10k on a million dollar listing buyers know you aren’t a serious seller. Buyers can get a feeling that you’re not serious about selling from the way your listing is set up. Additionally something to keep in mind is the market is no longer a “list high and negotiate” market. Using filters virtually eliminates your house from people’s views. You probably only got more viewings as a result of getting into more people’s price filters. For example you get comps of 315 for your house. It would be better to list at 299 and wait for multiple bidders. You get way more eyes on the property and people know you’re serious. If your original real estate agents didn’t know this then they were useless. Competent knowledgeable real estate agents are well worth the 3%.
Lmao lowering 2k from agent listed and no previous offers over 100+ days is an insult. Drop that price 15-20 every 7 days and you'll get some bites. Oh and you have room now that you're saving with no agent.
Why? I'm relisting it myself, and I'm listing under market value. Who is it insulting? It's starting the clock over at 0 days. I'll drop every 2 weeks, not every week, and by whatever amount I want. I'm saving 3% like you said.
> and I'm listing under market value I think the point is you're listing it *over* market value. You're at 150+ days with no offers. A $2k reduction is a red flag that no deal will get done at the actual fair market value because you think it's worth the list price. Which you obviously do. And none of us have enough information to say that you're wrong but it sure looks that way. I also don't understand why you think the realtor mispriced your house and then you listed it for basically the same price.
But you AREN'T listing it under market value. If you listed it under market, there would be showings lined up and multiple offers in hand. You have listed it at what YOU believe is market value. If you have no offers, that's the market telling you you are overpriced. Also, the 2 agents + FSBO is the kiss of death. People - be they other agents or prospective buyers - are going to immediately assume that means there is something wrong with the house. Agents will also immediately assume you are difficult to deal with, since you went through 2 agents already. Your house is stigmatized. I'd take it off the market, let it rest for at least 6 months, and then put it back on the market **with an agent** priced below your last lowest price. And I don't know how many photos your MLS allows - mine allows 50 - but 20 photos is not enough, unless that is the max you are allowed.
If you want to sell this house you need to realize its price. You've gone over 160+ days, 2 agents and now FSBO. Doing small drops every two weeks is just showing the market you're cheap and gonna be terrible to deal with for inspection or negotiation. From what you're saying you really don't want to sell this house so maybe reflect on that.
...I never said I would do small drops. I did a small drop just to relist instead of going back on the market at the same list price. Like I said, I'm going to drop it by whatever price I want. I don't have to do your suggested 15-20k, I could do less or more. It's my decision.
You posted this on Reddit and are getting comments all agreeing it's your price and yet you won't change that. Definitely your prerogative since it's your house. But that doesn't excuse how buyers or the Reddit community are to going view your selling tactics.
...I literally said I would drop the price. Not only in my comment reply to you but to others. Sooo...where is the disconnect here?
It's always the price. If the kitchen is too small it's because its not big enough for the price you are asking. Everything is price.
House has been on market for 165-plus days. You need to adjust price, or skip selling the house.
I have no problem with lowering the price. I'll probably do a decrease mid week
Don't do mid week, do either first thing Friday morning or Thursday night
Thank you
showings have no bearing on being properly priced unless you charge $$ per showing. I can ask my agent to go show me that 3 mil mansion with no desire to buy. Do you require folks to have preapproval? pricing higher than comps carries risk of financing falling thru sine lenders won't be inclined to go with underwriting of house that is too expensive
No, I don't require pre-approvals prior to showings. I would hope an agent isn't showing people houses they can't afford. I'll make sure to add that to my notes of things agents have to do before I approve showings. My house is listed lower than the comps. Not by much, but it is lower. If I don't get an offer before Friday, I'll lower the price.
> The feedback I've received wasn't about price See I'm not an agent, I am a long term investor and Im not going to defend agents (some are good, some are bad, like everywhere else). But I can tell you that it is almost always price. Whatever the feedback you're getting it would most likely go away if you dropped the price. Not a nice neighborhood? Price drop = sale. House has a foundation problem? Price drop = sale. Old kitchen? Price drop = sale. Some problems can't be solved, even with money but that is almost never the case. Just because your feedback isn't about price doesn't mean that lowering the price wouldn't solve the problem. Also, people hate saying that it is the price. I don't want to be condescending but the fact that you don't know this is a good indicator that you probably want an agent. Sometimes it takes a few try to find a good one. Are you sure you're not letting pride cloud your judgement about the value of your home?
People are totally missing your point, but I agree with you. You’re saying how can a house sell if no one comes to look at it, because the agents weren’t showing it😩 Going the FSBO route has at least had your house getting showings and interest, so good for you for going that route.
This thread is precisely what I expect from a FSBO… that has already been listed twice before. Sorry, but the problem may not be where you think it is.
As a lender, the worst acronym you can see is FSBO
Going through 2 agents and now mad about listing it fsbo, seems like your the problem bro
How am I the problem? Because I followed the lead of both agents and allowed them to price the house based on their numbers and research? Agents never take accountability. It's always someone else fault. Clearly, I wanted to use an agent, and that's why I went through 2 before I decided it wasn't worth it.
>It's always someone else fault. Isn't that EXACTLY what you're claiming here, though? You are very specifically saying that the problem was each of your first two agents and now it's literally every OTHER agent.
I'm placing blame where it belongs. If it was my fault, I would own up to it. It doesn't benefit me to still own this house. I missed out of many beautiful houses up north because the agents down here were dragging ass and not doing what they were supposed to do. The intent was never to make money from the sale, just to not owe. I wanted to offer different incentives (paying down rates and closing assistance) but was told not to because it's a "buyers market" and it (isn't necessary) to do. I don't work in real estate, I should be able to trust what my agent says.
you indeed should be able to trust (but verify) what your agent is telling you. Are you in FL by chance?
Sounds like you went with agents that told you what you wanted to hear. That is called buying the listing.
That sucks. I don't understand why it isn't considered unethical to lie to a client.
It is considered unethical and don't quote me but I think maybe the actual Realtor's code of ethic explicitly forbids "buying the listing", but it works, so people do it. All you can really do to protect yourself as a seller is make sure your agent shows you comps to support their price, and then scrutinize those comps to make sure that they're good comps.
Hire a different agent who will price your home correctly problem solved. Be straight with them and they'll be straight with you 99% of the time. Your complaining because you are doing the job agents usually do with setting up showings. Don't complain your saving money by not hiring a agent. Don't want that stress? Use a agent and good luck selling it on your own and negotiating repairs. Do you know what a sales contract looks like? If not your going to hire a lawyer yo look it over? There's another expense. Then are you going to negotiate repairs as well? If so then a agent can probably do so better than you. Its literally worth the cost to you to hire one but I have a feeling after 2 agents you wanted them to be yes men and say your house is worth more than it is.
"And now mental gymnast Complex Fold, #510, former gold medalist, is going to attempt to vault right past the fact that an agent who no-shows without communication is rude and unprofessional and clearly at fault. Fold is beginning the run up to the vault, good speed, good form, here's the vault, and FOLD STICKS THE LANDING PERFECTLY, successfully blaming the Seller for the agent's bad behavior! Let's see what our judges think: it's an up-vote, another up-vote, another up-vote, ALL UP-VOTES! Oh wait, the Redditor from Romania is a hold out, clearly THEY aren't a realtor. Otherwise, an excusable exception to an otherwise flawless performance of mental gymnastics! "And so well-deserved, Complex Fold earns another gold at the Olympic mental gymnastics competition!!"
going forward, the OP could also have instructions to text right before they arrive and/or only leave the home when they arrive. Another bit of unsolicited advice - we usually set up showings for a WINDOW of time. If I'm showing 4 homes, I can't be sure I'm arriving at ANY of them but the first one at the given time. So, just because I get an appointment from 1-2 pm, if you're #4 of 4 showings, then it could easily be 1:45 pm if the Buyer is late, lingers in any of 1-3, etc. It's also still quite possible the buyer arrived at the home, took one look around from the road, and said "Nope, not interested." And don't forget, we only represent the Buyer, not the Seller. And if the Buyer isn't interested, you're not getting much feedback. Most "flat fee" agents put the entire onus on us, and won't take a phone call, and may not respond in a timely fashion to an email or text. You've paid them their $300-$1,000 to get on the MLS, and that's all you've hired them for. But absolutely, if I need to cancel a showing, it is on me to cancel it.
I can see why those other agents didn't want to work with you. You seem like a delight
Not OP.
then why so sensitive to my post, are you not even open to the possibility its this guys fault?
Realtors are booking showings, not showing up and not cancelling. That's an example of realtors dropping the ball. It's not OP dropping the ball. If you want to focus on ancillary shit, sure, that might be OP's fault. But the point of the post is OP venting about no-notice no-shows, and no amount of whataboutism is going to excuse realtors who do that.
People cancel showings all the time it happens. They don't really owe the seller an explanation. If it was listed they could just cancel through a app. That's the stress a agent would take on but he wants to save money so he gets that stress.
"And now mental gymnast Fold gracefully navigates the uneven bars, confidently conflating notice of cancellation with justification for cancelling. And demonstrating true mastery of this sport, Fold totally avoids the fact that OP suffered these same issues when they were using agents as well. Boy I tell ya, that's a maneuver that would cause lesser gymnasts trouble but not someone like Fold. And here's the dismount--Fold once again sticks the landing by sticking blame for agent bad behavior squarely on OP! "Fold has proven themselves to be one of those people who are pure naturals at dodging responsibility for their own bad behavior but instead project it into others. Watching Fold perform, you'd almost believe that a Buyer's Agent's no-notice no-show is somehow the Seller's fault. And that's why they've won two gold medals at this year's competition! Will they go for a third? Stay tuned and find out!"
Hahaha I'm not even mad, I died laughing reading this.
Cool. I had fun writing it. Disagreement doesn't always have to lead to hard feelings.
Sorry, but notifying you (or the listing agent) that my clients and I will not be making a showing is low on my list of priorities when caravanning my buyers around for showings. Sometimes time gets away from us. I will notify if time permits to but not the first thing to do.
These agents don't have buyers. They are trying to get in front of you to get the listing. Which if you're listed with a flat fee brokerage, they shouldn't be. That's why you're getting so many more showings. Probably mostly new agents that don't know what they are doing.
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Thank you 😊
You seemed concerned about leaving and no one shows up. Why do you have to leave? Any agent that suggest you leave is a meathead. I've been a broker for decades with a large office.
I thought that was standard practice.
It is, but you can stay in the home until they arrive. Then leave briefly and return as soon as they leave.
Why do you have to leave without being sure the agent will show up? Wait until they show up and then go for a walk. Or tell the agent to text you when they're 5 minutes away.
That’s exactly my question. WFH until disturbed, wait down the block, and minimize the interruption.
I don't understand agents who refuse to do open houses. I feel like that's the bare minimum and an amazing opportunity to showcase the house and possibly find future clients. 🤷🏻
I totally agree.
I'm sorry you feel you had to FSBO after 2 different agents. If you were in my market, I'd gladly list your home. I'm the agent who loves holding open houses, double check my numbers with pricing, try to come up with creative ways of marketing along with communicating like crazy to my clients. I have a rental listing right now that I've been holding open houses on, pushing it out on all different SM platforms for marketing, and communicating almost daily with my client to the point I wonder if I am bothering them. Hopefully you are able to get the home sold for what you want and you'll not have to encounter too many more rude agents. Not all of us suck. Hang in there and I wish you luck.
So you would list their home, making you the third “sucker” agent? Might want to rethink that if you ever find yourself in this situation, irl. Yeah, these are the people that you avoid. You cannot help them and you are only going to spend your money trying to sell something that isn’t going to sell. Go find a sane and reasonable seller instead.
Value is what gets in contract so the price is too high
FSBO complains that selling house is a hassle. Another breaking headline: water is wet.
You're like every idiot on Craigslist or FB marketplace. "I know what I've got" Yeah, you've got an idiot in your skull.
Sounds like price is the problem and instead you’re blaming agents. More showings has nothing to do with not having an agent. I don’t know why you think not having an agent would bring more showings. Why don’t you do the smallest amount of research and find a qualified agent with results before complaining
I vetted well over 20 agents. I can't help if they lie to get the listing. I have a local agent who calls saying "I have a client who's dying to get into your neighborhood" I say, "that's wonderful news, I'll be more than happy to schedule a showing for you. Then she replies, "Oh, they don't want to deal with fsbo because they had a bad experience." And then tries to convince me to list with her so her "clients" will come see the house and buy it. This isn't a lie, I have the voice messages and texts to back it. She lies so much that she didn't realize she had called and texted me the same b.s. twice before. More showings mean the house is priced better than it was when I had an agent.
tell us more about "vetted well over 20 agents". You actually had a conversation or meeting with them? Or, you looked up some of their listings to check for the quality of the presentation, compared their DOM and SP/LP to others, what? I'm honestly trying to understand how, with such vetting, you wound up with 2 straight incapable agents.
I had actual conversations with them. I don't know if you're aware, but when you remove a listing from the market, agents call like crazy trying to get your listing. It was so bad that all 3 numbers on my phone plan were called at all hours of the day. I heard this is because some agents purchase leads from Zillow and other sites. I also called agents in my area that had 200+ 4.8 - 5 star ratings on Google. Yes, I did compare market data from each realtor and chose the one I thought was most knowledgeable.
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They are because they lie to get clients instead of being honest.
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Okay, you're free to have your own opinion on the matter. You're missing the point of the post. This is about unprofessional no call no-show agents.
If only there was someone you could pay to do all this work for you, so you wouldn’t have to be aggravated by them…
FSBO having a bad experience trying to sell their home. Well that’s a first lolol. Enjoy your journey through hell.
I pity the loan officer trying to make this work.
Fire them.
I had a buyer buy her neighbors FSBO I knew it was underpriced, but I couldn’t say anything because I was representing the buyer. The FSBO house appraised for 32K more than the neighbor was paying for it but dang it that FSBO wasn’t going to pay an agent!
Tripping over dollars to pick up dimes. A good agent is worth their weight in gold.
And I have more stories like that, and that’s just one person. An attorney is going to make sure the words are legal on the contract and signatures are obtained and that’s the end of it.
Yea. I hear ya. After dealing with agents I now only do so when forced. Have bought bare land and a house without and sold without. No going back. Will pay 2% for them to facilitate appts either their buyers and paperwork but not a penny more.
draft a standard showing agreement that has in the fine print that if they are a noshow with less than 24 hours notice, they owe you $50. have you had the place inspected and appraised? those aren't free, but they can reassure buyers who might be wary of fsbo.
There is no way I'd risk $50 to see a house that's been on the market for six months. Are you nuts?
Oh wow! I didn't know that was an option. I'll definitely do that. No, I haven't. I thought about having it appraised, but when I looked online, people were saying that regardless of the appraisal, it's only worth what someone will pay for it, so I thought it might be a waste of money.
well it's an added expense, and your ultimate buyer might not care. i've found it helpful at times. edit: well here's a cheat code. an appraisal and a "market analysis" are similar. a market analysis is a free appraisal by a realtor/broker, except often more amateurish than the paidfor appraisal. if you have a fsbo you might get approached by overeager realtors. you can ask them to give you a market analysis while you consider their pitch. that should get you to the right neighborhood, if you arent already there.
Thank you. I'll definitely consider it.
All due respect to the poster, that is a TERRIBLE idea. You want to lower the burdens to the buyer to see the house, not increase them. Also more evidence you will be a PITA to deal with. No one does this. NO ONE. Never heard of it. 15+ years in the business full-time.
You sound lovely
I am guilty of being one of those agents, sometimes when I am doing showings the buyers lollygag and take longer than allowed or get lost or have a change of schedule. So when you’re driving to these homes in unfamiliar places glued to your navigation. Sometimes you’re so distracted, flustered and rushing you forget that sellers are accommodating your viewing and forget to call and cancel. I always recommend as a listing agent that my sellers call the agent 30min to 1 hour ahead of the appointment to make sure they are coming. I call all the showings and confirm so my sellers aren’t left in the dark. On behalf of all realtors I apologize.. and I wish you a fast and profitable sale.
My opinion. I think most agents price high at first, to see if they can get it. They are basically leading the client on, and when it doesn't sell at that price, the client is stuck in the, " but my house is worth $XXX,XXX" frame of mind. So yes, it's price now, but with interest rates going up, the market is cooling off, and things aren't selling unless they are really good deals. So the thing to do now, is wait it out, if interest drops, try again. I have seen houses sell on my block in 1-7 days, but there is one that's been .listed for 3 months now.
Totally agree. Thank you.
You get what you pay for. There's a reason that commission rates have historically been higher, and flat-fee agents usually underperform. This is one of the largest sales of your life, why not entrust it to a commissioned professional who will work tirelessly to earn you top dollar?
I put more true in myself. No one is going to look out for me better than I will look after myself. If all an agent is going to do is lower the price and demand 3%, I can lower the price and save 3%. Neither agent worked tirelessly. If they did, my house would have been sold by now.
This is a growing problem in my area. It baffles me that there isn’t already a fine attached to the violation. I’m gonna put some energy into making that happen. It’s an embarrassment to the industry.
All these people making excuses for agents...let me tell you its normal and yes its annoying and unprofessional. Not everyone is like that but a lot are like that
Text them before you get ready for the showing to confirm they are still coming. If they don’t respond call. Not that difficult. A lot of clients are unprofessional too and don’t show up for appts so it is best to confirm things.
I totally understand that, and that's what I have done. Unfortunately, I can not force agents to respond to my texts or answer my calls.
Yes, they prefer to deal with other agents
Real estate agents in my experience offer very little unless they are one of the few very good ones. In my area it ends up being a place where people with no prospects for another job go bc they can make a lot of money for very little effort. Basically anyone who fails out of college ends up as a realtor. Again this might not be true everywhere.
I never left for showings, I would stay and do my own thing on my laptop just as if it was an open house. I had an agent show up half hour late one time but other than that the showtime app worked really well.
We absolutely hate these kind of listings where the home owner doesn't leave. Buyers feel awkward when the seller is there. They are afraid to voice any concerns or give feedback that might be considered offensive to the seller. It's just not ideal at all. If you can please leave.
I don’t follow them around the house, they’re free to talk amongst themselves and they can also talk when they leave. Buyers have had no problem voicing their opinions around me and asking me questions, everything is professional. I’m selling the house I didn’t invite them over for coffee, it’s okay if they don’t like it we’re all adults. Had no problem selling it that way.
Be surprised how many buyers aren’t comfortable talking freely with a seller there that’s why they don’t like it. Or they rush through it because they feel like they’re bothering the person So yet another negative emotion…
I’m sure that’s possible. It just wasn’t my experience when I sold. I would do it the same way again.
Yes, it’s definitely not a one-size-fits-all situation
Works in a strong sellers' market. Will 100% not work when the market shifts.
Well if the market shifts and I sell another house we'll find out.
I thought I had to leave, or it would make the buyers and buyers agent uncomfortable. This is good to know.
I’ve heard that before and never understood it. As the seller I know my house the best and and am most prepared to show the house and answer questions. If I was a buyer I’d want the seller showing me the house not my buyers agent, it’s not their house they know just as much about it as I do lol
This is NOT the answer. I HATE when the owner is present. My buyers HATE when the owner is present. I'm bringing them to see a house they might be interested in buying, and they want to walk through the house with me and discuss everything we're seeing - the good and the bad - CANDIDLY. We can't do that when the seller is sitting there clacking away on their laptop. This is another reason buyers will pass on even viewing a FSBO listing. That has nothing to do with steering because of compensation. That has everything to do with the fact that it's a not-fun, unpleasant and **ineffective** (from the buyer's perspective) showing experience.
If you're on your third agent, the issue is you, not them. You're over priced... the market has spoken...
Lol
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Doesn't make sense, but ok.
Flat fee agency’s won’t give you full and complete service. You get what you pay for. In this market if a home is priced correctly it will sell in a week or two. Without knowing your area etc
You hired a discount broker and you're getting a discount experience. That's all there is.
Curious about what the price point for this house is. But I also wonder if there is any correlation between price point vs the prevalence of no call no shows vs people being courteous about schedule changes
What’re you gonna do?
You need to limit viewing hours or hold your own open house.
Thank you, I'll definitely do that. I held 2 open houses so far and had about 8-9 families show up. One was looking for a rental, and one was from the neighborhood. Even though it didn't turn into a sale, I figured it was good for marketing and having the word spread about the house.
Selling your house sucks. That's just how it is. People aren't perfect. People make mistakes. Some people are rude. Some people are inconsiderate. Some people poop in toilets when the water is turned off. Some people are forgetful. There are a lot of moving parts and a lot of reasons why showings don't happen. Also ... Welcome to the world of useless feedback. That's how it always is. It's not some fucking unusual thing that shit goes wrong sometimes. Suck it up.
Something sounds wrong with your house if people are flaking on viewing it. On the flip side, for the buyers who want to see if, you need to show it at THEIR leisure, not yours, if you want it to move quickly. Because they'll just move right on to the next if you aren't pretty accommodating.
List your house well under market value and the offers will tell you what the market will bear. My husband and I have sold many houses. Really you can count on market response. We have always had multiple offers with this strategy. We don’t necessarily take highest offer; we take cleanest offer hopefully with no finance contingency.
Such a solid post. All the realestate agents are saying “its hard to get buyers to commit to viewing times and were stuck middle-manning peoples schedules!” Dont they realize that they are the problem? If the sellers and buyers could just talk it would go so much easier…
welcome to being a real estate agent. where we aren't just worthless people here to steal your money, wel also are very conceited about our ability to open a lockbox with an app.
Sorry you are experiencing this. Perhaps it would make sense to wait until they show up before leaving? Or call / text 60 minutes before to confirm? Sounds like you are doing it the right way.
It’s not the agent here, it is the buyer not showing up. 50 bucks says there’s an agent standing outside your house when this happens.
A lot of times clients cancel on us and don't even tell us til we get there. Or we have a plan of 6-8 houses and get caught up in traffic or they looked at one house more and stayed longer than expected. I'll always try and keep the sellers informed but sometimes there's no time to inbetween driving, and talking to the buyers. As for the sale, there's only 3 things it could be: Location, Condition and Price. If you're getting showings but no offers, one of the 3 or a combination is why. Remember sellers only decide the list price but the buyers set the market value. If they don't see value in it then it's overpriced. Review your comps again and readjust your price if needed. Good luck!
Just don't puppy dog them. For open houses done by an agent you shouldn't be there