Where to list my unique home with legal in-law in Central MA

[batmanandrobin]

Originally Posted by MikePRU

I once showed a house that was offering a flat $500 commission. Why? Because I always put my client's needs ahead of my own. I don't even look at the commission field on MLS usually. A lot of other agents think this way though . . .



You have a self-professed "unique" home on your hands. Unique homes are particularly difficult to sell. Offering agents a commission lower than your competition only serves to further handicap you.

What percent do you suggest above 2% to make a difference? Thank you. v/r

[MikePRU]

Originally Posted by batmanandrobin

What percent do you suggest above 2% to make a difference? Thank you. v/r

Ask your agent what the majority of listings on MLS are offering in your town and you'll have your answer. Even if they are an entry only service they should still be willing to provide you this information. It's all about attracting a buyer and their agent. You don't want to turn off either because you never know when you're dealing with an agent who's like that. The truth is many agents (not me) don't want to work with "entry only" listings to begin with because they know they'll end up doing most of the work to make sure things go smoothly. If you're also offering a lower level of compensation than your competition then you're only further handicapping yourself.

Also, I looked at your listing on MLS today and was wondering who took the photos of the house. Some are rather distorted like they were taken with a fisheye lens.

[batmanandrobin]

Originally Posted by MikePRU

Also, I looked at your listing on MLS today and was wondering who took the photos of the house. Some are rather distorted like they were taken with a fisheye lens.

Really? That is interesting. It was a professional guy we hired. My browser does not seem to be fish eyed when I look at them. Thank you though for pointing that out, I will look at them again. I do not want anyone to think we are trying to make it look bigger than it already is!

Thank you also for all the advice. No agent here, last two wanted 6% at the 500K listing price. Now it's 2% at $425K on our own.
Our lawyer said that he will ensure all goes smoothly, and we are OK without the agent. Did this 1x before in MD without an agent and all went smoothly. I do not expect an agent to have to really do much in our situation...title V done already, home inspection will be a breeze and we have all the legal paperwork required. We are very organized and our listing has no 'surprises'. Not a short sale, etc.

[MikePRU]

Originally Posted by batmanandrobin

Really? That is interesting. It was a professional guy we hired. My browser does not seem to be fish eyed when I look at them. Thank you though for pointing that out, I will look at them again. I do not want anyone to think we are trying to make it look bigger than it already is!

You hired a professional photographer or a professional real estate photographer? There's a big difference. The average photographer has no idea how to compose a photo for use in real estate marketing materials.

When I look at your photos there are several of them where lines that should be straight are bowed. Look at the picture of your porch and look closely at the support posts. Either there's a serious structural problem or your photo is distorted. This could be either from a fish eye lens or someone using a super wide angle lens that has no idea how they work.

You say you don't need an agent, but these are all things that could have been worked out better by a good agent. In this business the devil is often in the details.

Originally Posted by batmanandrobin

Thank you also for all the advice. No agent here, last two wanted 6% at the 500K listing price. Now it's 2% at $425K on our own. .

If your property is listed on MLS then you have an agent. Otherwise, you would not be able to list on MLS. Your agent just happens to be providing you limited service a/k/a "entry only."

Originally Posted by batmanandrobin

Our lawyer said that he will ensure all goes smoothly, and we are OK without the agent. Did this 1x before in MD without an agent and all went smoothly. I do not expect an agent to have to really do much in our situation...title V done already, home inspection will be a breeze and we have all the legal paperwork required. We are very organized and our listing has no 'surprises'. Not a short sale, etc.

Is your lawyer going to market and show the property for you? Will he be present at the inspection? Is he going to negotiate price and inspection issues as well? If the answer is "no" to any of these questions then he can't insure that things will go smoothly.

There are often surprises in real estate transactions. The fact that you're not expecting them is exactly what makes them a "surprise" is it not? I was once in a $2M+ home in Wellesley. The house was immaculately cared for and the wife redecorated the whole thing every couple of years. During the inspection, we opened a closet in the basement (probably hadn't been opened in years) that had some A/C components and it turned out the condensate pump was leaking and the whole inside of the closet was covered in what appeared to be mold. That was a pretty big surprise for all of us.

I don't think you fully understand what a good agent will do for you in a real estate transaction. This is common amongst the public as there are so many mediocre agents out there and clearly you've encountered a couple.

[batmanandrobin]

Originally Posted by MikePRU

You hired a professional photographer or a professional real estate photographer? There's a big difference.

Supposedly a Real Estate photographer. Thanks....

If your property is listed on MLS then you have an agent. Otherwise, you would not be able to list on MLS. Your agent just happens to be providing you limited service a/k/a "entry only."

Right, I was not looking at it that way.


Is your lawyer going to market and show the property for you? No, we have to do that. I understand.

Will he be present at the inspection? Is he going to negotiate price and inspection issues as well? I can negotiate, and schedule the inspection if the buyer desires. Does this have to be an agent to do this? In Maryland, we helped the potential buyer.


There are often surprises in real estate transactions. The fact that you're not expecting them is exactly what makes them a "surprise" is it not? Yes, but it's pretty simple here. We have tried to anticipate any problems. I guess until we actually have someone serious, we won't know 100%, but I feel 99.9% confident....

I don't think you fully understand what a good agent will do for you in a real estate transaction. This is common amongst the public as there are so many mediocre agents out there and clearly you've encountered a couple.

Yes, and I wish maybe we had YOU first. Need an extra 8K?

[MikePRU]

Originally Posted by batmanandrobin

Yes, and I wish maybe we had YOU first. Need an extra 8K?

You're pretty far outside my service area.

I wish I even knew someone out that way who would do a great job for you but unfortunately I do not. If you look hard enough, I'm sure you could find a great agent out there.

[batmanandrobin]

Originally Posted by MikePRU

You're pretty far outside my service area.

I wish I even knew someone out that way who would do a great job for you but unfortunately I do not. If you look hard enough, I'm sure you could find a great agent out there.

Thanks Mike, need a buyer more than the agent at this point. Thanks again for the sage advice.

[MikePRU]

Originally Posted by batmanandrobin

Thanks Mike, need a buyer more than the agent at this point. Thanks again for the sage advice.

A good agent will help you get a buyer and then keep them.