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I've worked in Dallas and Austin and both MLSs made it very clear that we are NOT to give the Agent Full Report to anyone who is not a member, not even our clients.
However, clients that we're working with are allowed to be given sales data, or how else are they going to know how to structure their offers? Sales prices would be in a different format, and not on the agent report where seller's information is located. Also, our customer reports do not show DOM, but if you run a CMA for them, the DOM will be on that sheet, so it's still not a secret and its allowable information to give.
Just had a thought -- I'm not looking to get anyone into trouble and there will be NO complaints on this question coming from me.
I just thought it was interesting (OK, unexpected) to see the sales data at the bottom of those MLS sheets and wanted to see if what I was thinking was correct.
I've worked in Dallas and Austin and both MLSs made it very clear that we are NOT to give the Agent Full Report to anyone who is not a member, not even our clients.
However, clients that we're working with are allowed to be given sales data, or how else are they going to know how to structure their offers? Sales prices would be in a different format, and not on the agent report where seller's information is located. Also, our customer reports do not show DOM, but if you run a CMA for them, the DOM will be on that sheet, so it's still not a secret and its allowable information to give.
OK, good information. DOM info from the MLS isn't as important as it shows up on the Realtor.com website under the Property History tab (shows the listing date(s)) so it is already available to a potential buyer.
But does your MLS not split things out with an ADOM and CDOM? Our MLS is very adamant about clients not knowing the CDOM (Cumulative DOM) because it can bias them from wanting to see the listing or buying it. If they see the ADOM is 30 days, but are then told the CDOM is 250, buyers will think something is wrong with the house and it gets a stigma. DOM is not on the customer reports or customer data because of this. Third party websites use the most recent date, not the CDOM date.
SABOR uses DOM/CDOM. They are part of the same data field.
When a listing is viewed through the Realtor.com portal, there is no DOM/CDOM data provided but the entire listing history IS provided, including listing date, expired date, price change, etc.
OP you will never know the complete story behind the sale of that house. The information you seek on what the other offers were, what time they came in, etc. is known only to the selling agent .That is not something that is ever recorded or listed anywhere or made public. The selling agent has no requirement to do so.
You will never know why a seller takes one offer and not another. Contract prices may be similar but the offer accepted may have other things going on besides price. Perhaps he thought one buyer was stronger financially than another ( larger down payment, type of loan being used, etc.) Perhaps he liked the closing date better. Perhaps one offer had better or no contingencies for him.
You're basing you anger on price alone. You're trying to figure out how you could have priced your offer better. In fact it may have had to do partly with price and also with other factors beyond your control.
Move on from this, it's a waste of time and energy. If you're in the market for a house, look for another one.
Having been a seller many times here's what sellers like. Most sellers would like the highest offer they can get, no inspections to be done, no seller concessions or contingencies of any kind, a cash sale so they know they don't have to worry about a buyer getting a loan and closing at their convenience. The further you get from all of that, the weaker your offer becomes, the more other offers may out compete yours, even if offering prices are similar.
This is true. We have had many sellers take a slightly LOWER offer pricewise because the buyer looked better on paper.....CON loans usually always will be more desirable than a government backed loan with little or no down payment, and all cash is still the most desirable considering the offer is relatively comparable to the others pricewise and on terms.
That is a valid concern for sellers these days, I mean look at what happened in the mortgage industry not too long ago.
Bottom line is a seller can sell their house to whomever they want to, period. Its their decision which offer to take and they have that right to choose which one to go with, and they do not owe an explanation to anyone...its THEIR choice. There are no laws anywhere saying a seller has to take the highest price offer, cash sale offers, etc. They can go with the lowest price and worst qualified buyer on paper, that's their (yes, bad and dumb) decision. You may not agree with that, but its how it is.
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