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I'm your customer, not a Realtor. I'm an investor, I buy, rent and sell houses.
First of all I don't want anybody there except me and my Realtor when I view a house. If the house is occupied and the house is occupied, I want the sellers to just do whatever they would be doing if I wasn't there. Preferably I would hope they have the sense to visit a neighbor or otherwise absent themselves. If I had to have the listing Realtor there too I'd just tell my Realtor, "Skip that one, seller is probably a PITA." Too much hassle to arrange appointments, there are always more houses to look at. Preferably vacant.
I could tell you stories... Like the one where the family was there and the Mrs. started following me around giving me a non-stop sales pitch and pointing out all the features and benefits of her house. After about a minute I took my Realtor aside and told her, "Tell the seller to shut up or I'm out of here!" She had a word with the seller who took the advice.
Nope, no reason for LA to be there unless it's a $1M+ property. Definitely for a $20M property. (My properties are in the $250K range.)
I just explain the process. I show them the Supra lockbox and explain that a cooperating agent with a buyer will contact the showing service, the service will notify the seller, the seller will vacate for the showing,
That right there. If they don't oppose the lockbox then you're off the hook for attending all showings. Easy peasy.
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Location: Cary, NC
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"That commission rate I quoted you is based on typical modern business arrangements.
I can come to showings.
Let's talk about a down payment now toward a bit higher commission rate."
In my town, some accompany, some don't. "Agent must accompany" is stated on MLS for those that do. But otherwise it's an unstructured mess which makes those that accompany seem like hard workers, and those that don't seem like lazybums.
One time, I told a seller that homeshoppers/agents don't like LA's to be present, and he responded with an incredulous "Really?" This is the kind of seller I need a defense against.
You should be able to ....
1. Look up the stats in your MLS (I'm sure it's a searchable data field) for % of homes with LA present vs not. Certainly the "crapshacks" you speak of at least
2. Compare those stats - which homes sell faster? Which homes sell for more? Because, if lo and behold, LA accompanied sold faster/higher then I'd suggest you go that route. Otherwise, you should have all the reasoning from stats as to why your presence is actually a detriment.
Don't really ask them anything, I just tell them if they want to sell the best thing is leave lights on, blinds open, soft music, and get out of the house.
I'd go for de-clutter, paint walls neutral, lights on, blinds open, and get out of the house.
No just baked cookies , and I'd skip the music too. Definitely no LA.
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