This is simple, if you want to get your home sold with the least amount of hassle, pay the commission, just be crystal clear to the buyer (maybe even in writing) that the price of THEIR Realtor is being reflected in your selling price. Let them decide what their REALTOR is worth.
Adele Hrovat in Las Vegas is one of the only "Exclusive Buyer Agents" in all of Nevada. I have met her in person and she is phenomenal.
Kissing lots of frogs is pretty good way to start, family and friends is another, but as an exclusive buyer agent I know if I were moving to a new community I would start with finding an agent thru the National Association of Exclusive Buyer Agents, but if there was none available in your area or they just did not 'sit' right with you, back to kissing frogs.
Just as we got off topic with regards to dual agency, Debra takes us off topic in deciding that all EBAs travel the world to represent buyers whenever and wherever. Which is not true either. My personal market is very small. I know EBAs that work areas with populations less than 25,000 people.The topic here was should someone use an EBA, and the answer could be it depends if that makes those that do not qualify to be one prefer to hear. But, if you are buying a home, and you understand what dual agency is, and also prefer to work with an expert in the field of homebuying, starting with an EBA in your area would be a good start. Will an EBA always be better? Absolutely not, maybe they are too far from where you want to buy, maybe you just do not like them? Maybe you met another traditional Realtor and just trusted them more? But if you moved to a new town, with your BMW that you treasured, and wanted the best mechanic to work on it, you might start with the guy who opened up the shop that just works with BMWs before you take it to the Ford dealership b/c the Ford guy was convinced that his experience with other automobiles will benefit his expertise on your BMW. Possible that the Ford guy might be better, but you would be foolish to not talk to the BMW guy before you made the decsion.
Lots of great agents out there, and in some markets an EBA is not available so you are forced to take your chance with an agent that may or may not be representing your needs when it comes time to write an offer. An EBA guarantees that every time along with the extra experience that an EBA will most often bring to the table. Yes, some Realtors are not thrilled when an educated consumer seeks out an EBA, just as the attorney in a law case would prefer you to not seek legal counsel. The less you are represented, the better they can represent their seller, and in many instances their office will make twice as much by keeping you from being professionally represented. If the consumers saw some of the threads on Realtor blogs and forums about what they are able to accomplish when a buyer is not properly represented, they would go crazy and revolt.
Lots of different answers here, you can always represent yourself, but in most states to ask to be compensated for such would probably be a licensing violation if you did not have a license, there are also civil liabilities in the event you attempt to interfere with an exisitng written cvontract between the seller and their agent, this known as Tortious Interference (spelling?). Yes, by representing yourself, you give the listing agent the opportunity to be paid up to twice as much, and probably money well earned for the job of keeping you from being professionally represented.Are all Realtors worth the money you pay? No. Are all Doctors? Lawyers? Hotels? Restaurants? Nope, Nope. Nope. And Nope! Do your research. The number one advised plkace to search for a buyers agent according to the US Department of Housing, and Consumer Reports, and financial advisors Dave Ramsey and Suze Orman would be at the National Association of Exlcusive Buyer Agents (www.NAEBA.info).Yes, I am biased towards it, as it's current President, but so are most financial experts.
If you can track down Ed Hudson in the area, he is a former exclusive buyer agant and well respected nationwide for his experience in representing buyers. He probably would would have the most knowledgeable person to steer you in the right direction if being properly represented is your biggest concern.Yes, many Realtors love to talk about how well dual agency can work....for them. Seldom if ever for the benefit of the buyers or sellers. Wonder how many spouses would look back on a divorce and say "lucky my husband/wife let me use their attorney too or we never would have got this done if I had my own expert representing my interests?" : )
What a great topic, to offer to pay up front would reduce fees everywhere, if any of my clients are willing to share the risk of me being eventually paid then i will be happy to be paid less, but few have been willing to do so. Those that have been willing have benefitted greatly. I have been cheap in such circumstances, $25 for most menial tasks, and up to $60 for more intensive tasks, either way my clients that have chos that route have come out thousands of dollars ahead. WE SHARED THE RISK with them paying me up front. Only condition this works is when they say they are 100% sure they will buy a home and 100% sure they will buy with me, and can afford to pay me up front. Happy to do it.
If someone is looking to buy a home, there is only one place to start, www.NAEBA.com , this is the only National Association with a membership that is ocmmitted 100% to representing homebuyers. Endorsements range from Money Magazine, The Wall Street Journal, Ralph Nader, The Today Show, Newsweek and former attorneys from the National Association of Realtors.
Spokane Washington. Just level here, since we do not get bubbles, we have nothing to burst. Our prices levelled out in the beginning of '06, and have held so since. Our office only works with buyers and this will be our strong suit as the market allows us to negotiate a little more for our clients than the boom years. Overall our inventory is up, buyers are still calling, lots of Realtors are dropping out (at least 200, I am guessing 400 out of 2200), but homes are still selling, just at a reasonable pace. Lots of overpriced homes, sellers do not get it, pricing your home 20% over market is not going to get it sold, it sucks that Realtors are not professional enough or knowledgeable enough to say 'no' to these listings, have some dignity.