The Accompanied Showing ~ No Thank You!

The Accompanied Showing ~ No Thank You!

Posted!

We have all been there as agents right? The Seller wants us to be present at each and every showing. Is this really feasible and the other question, is this a strategy that is conducive to a potential sale? My short answer is no on both accounts.

 

Of course there are unusual situations at times where the home truly does require special instructions or has complicated security systems, gates, etc. Other times, especially in a specific home that is laden with high-end equipment or collections, the Seller might truly feel better with their agent present. These cases are rare and of course are discussed and addressed at the listing appointment.

 

The problem with the requirement of the listing agent at every showing does have some legitimate issues:

  1. Requiring another agent to be present at every showing creates another layer of scheduling. As we know in this industry, scheduling can already be tricky. Juggling one agent's showing request with the client's, plus adding in yet another agent's schedule typically results in NO showing at all. The more difficult it is to schedule a showing, the more likely the home just won't make the list.
  2. Another problem lies in allowing the potential buyers the privacy to see the home without the listing agent right there. This is uncomfortable for our clients and in these cases, the buyers look quickly and don't spend as much time in the home.
  3. Listing agents interjecting information regarding objections to the home don't know the buyer's like the buyer's agent does. Therefore, these bits of information are typically not welcomed.
  4. There is also the case of privacy. The listing agent does not represent the buyer's client. They should not be privy to conversations between the buyers and their agent.
  5. The Supra keyboxes may only be accessed by licensed individuals. These high-tech devices send a message to the listing agent when someone opens them and lets them know the time and who the agent is. This should provide a seller with a layer of comfort that not just anyone is accessing their home.

 

So how do you handle this request with a seller? Simply discuss some of the issues listed above. Logistically, it just dosn't make sense. It isn't that listing agents are lazy in any way regarding an accompanied showing, it really, really can result in fewer showings. 

 

In most cities, getting from point A to point B always has challenges. Put showing 6-8 homes in the mix with traffic, weather, unexpected showing surprises such as that cat that escapes, etc. are just a few of the challenges we face each day as we show property. The goal is to attract as many buyer as possible to get inside of the home to see it.

 

Aside from having the property properly priced, a home that is easy to show with fewer complications is one of the best ways to get it sold. There will always be those exceptions. For the majority of homes, the request of an accompanied showing will most always slow the entire process down. 

 

Are you ready to put your home on the market? Let's talk! The reality of listing, marketing, and showing your home are multi-faceted. Let us tour your home today and discuss how we might be of service to you.

 

     Magnolia Realty Granbury    

"Have you fully lived today?"

   Paula L. McDonald ~ REALTOR®

       Managing Broker ~ Granbury, Texas 

 936-203-0279 Direct

Selling Hood County and surrounding areas!

PaulaMcDonald@MagnoliaRealty.com 

      CNE

Houzz      

 John Maxwell

Farm & Ranch

 


          ABR                 Institute for Luxury Marketing                Institute for Luxury Home Marketing

 

 

Copyright 2017 Paula McDonald

Comment balloon 68 commentsPaula McDonald • April 19 2018 02:45AM

Comments

It would be great to have 6-8 properties to show around here. We have a firm or two around here that requires representatives to be present for all of their listings. It works for them, and their agents stay out of the way during the showing. Not my favorite scenario, but it works

Posted by J.R. Schloemer, CRS (Kentucky Select Properties) 4 months ago

J.R. Schloemer, CRS , you guys must be low on inventory. Good thing the agent's stay out of the way. The helicopter agents are annoying.

Posted by Paula McDonald, Magnolia Realty ~ Granbury, TX 936-203-0279 (Magnolia Realty ~ Granbury) 4 months ago

We have about 2.1 months of inventory on the MLS as a whole. For the main county there is 46 days worth. I agree Paula McDonald, it is annoying when agents feel it is their duty to be your shadow.

Posted by J.R. Schloemer, CRS (Kentucky Select Properties) 4 months ago

Hi Paula:

I am right there with you on this one. Yes, there is a time and a place for an accompanied showing, or being met by the listing agent and then left alone. Accompanied showings DO complicate the process and create other issues as you outlined so well.

I had an accompanied showing at a beautiful and expensive home and the agent never left our side. I kept dropping hints to no avail, and the whole situation was very uncomfortable because the agent never stopped talking. Definitely a hovering agent, and the buyers were pretty annoyed!

Jeff

Posted by Jeff Dowler, CRS, The Southern California Relocation Dude - Carlsbad (Solutions Real Estate ) 4 months ago

It can be very difficult in Los Angeles to be present for every showing, but some homes are too much liability not to be present ( high end), so it is always case by case discussion to finding the best solution.

Posted by Inna Ivchenko, Realtor® • Green • GRI • HAFA • PSC Los Angeles CA (Barcode Properties) 4 months ago

Morning Paula.

I refuse to be present at all showings.  I had one client who insisted I do just that, I fired him and pulled the listing.  The home never sold

Posted by James Dray, Exceptional Agents, Outstanding Results (Fathom Realty AR LLC) 4 months ago

Hi Paula,
I suppose in a tight market the seller can make more restrictions and get away with it... but, as you said:
Aside from having the property properly priced, a home that is easy to show with fewer complications is one of the best ways to get it sold.

Posted by Carol Williams, "Customized Mentoring & Marketing Services" (U.S.: I specialize in helping agents who have been in the business 2 years or less create a thriving business.) 4 months ago

There are times when the seller is needed, most times the one agent is best showing alone. Interesting reading.

Posted by Mark Neighbor, Sell House Fast In Georgia (A O Home Solutions - Sell House Georgia - Buy House Georgia) 4 months ago

Good morning Paula. I'mwith you on this one. When I moved from NJ to Massachusetts I found this prevalent in the area where I live and it was the major reason not to be licensed here too.

Posted by Sheila Anderson, The Real Estate Whisperer Who Listens 732-715-1133 (Referral Group Incorporated) 4 months ago

This is a good post on this topic, Paula.  I agree with you, and I also like the comment left by Jeff Dowler.

Posted by Myrl Jeffcoat, Greater Sacramento Real Estate Agent (GreatWest Realty) 4 months ago

Agreed! 

I recently showed a vacant house - that had to be accompanied! I was on a tight schedule (as you said 6-8 homes) and this was an unnecessary annoyance.

The problem lies with agents that don't or won't explain the problems with accompanied showings. But there are also agents that promote the fact that they will be present at all showings - as if to show the seller how committed they are.

 

Posted by Margaret Goss, Chicago's North Shore & Winnetka Real Estate (Baird & Warner Real Estate) 4 months ago

Fortunately, I have not had that issue present itself yet.

Posted by Mel Ahrens, MBA, Kelly Right Real Estate, Customized Choices for your Real Estate Needs (Kelly Right Real Estate) 4 months ago

I don't agree nor disagree. Luxury homes and owners are very mindful of their property and want us in attendance. Not all agents are helipcopters. I am responsible for locking up some very big homes, I take that responsibility as part of my job. Lockboxes on $2mil properties are just not the right thing to do. As long as sellers understand it sometimes means a showing is denied or that they need to attend it to open up, I am Ok with it. Happy sellers that get concierge service refer, refer, refer. 

In my area this is quite the norm and we all work together to make showing swork for all parties without a big fuss. We just have to be professional. Isn't that our job?

Posted by Corinne Guest, The Choice of Professionals for Luxury Home Buying (Barrington Realty Company) 4 months ago

The last time I showed an "accompanied" listing, a young assistant showed up to open the door.  My client had just come from yoga class and was dressed as such.  Miss thang proceeded to roll her eyes and sigh loudly.  After the showing my buyer told me that she wouldn't buy that house if it were the only one in Houston.  She didn't like the judgemental attitude of the accompanying agent.  Buyer went on to buy a $1.2 million home...cash deal. 

Posted by Jeanne Gregory (RE/MAX Southwest) 4 months ago

Great topic, thank you! I just had this very conversation at a listing appointment with a luxury seller today at lunch. He stated that having a listing agent or owners on the property for every showing was annoying.  It's very limiting to having real conversations about the home.  

Posted by Jill Watts, A Luxury Experience at Every Price Point! (Realty Pro, Inc.) 4 months ago

I totally agree. I address this in my listing presentation so the sellers know, up front, why not to be at showings, should being there or requiring me to be there cross my mind.   No buyer or buyer's agent likes a seller or listing agent hovering.  When I work for a buyer, I want them to feel comfortable airing their thoughts while we view property.  I like to point things out and suggest an inspector be alerted on certain items.  I've gained their trust and I represent them so I don't feel it's in their interests for anyone other than us to be at their viewing.

Corinne Guest, In my area, there are very few Million + properties.  If I would be so fortunate to land one of those listings as you are, I might feel the way you do but I don't think that's what Paula had in mind.

Posted by Alyse "Aly" Sands (Village Real Estate Services) 4 months ago

This is one of my pet peeves. If it's the property price that makes it special...well if you have a buyer who is interested in a multi-million dollar house - he has been pre-approved by the buyer's agent and if the buyer's agent has a buyer that is able to afford a multi-million dollar home he probably knows how to work whatever electronic gate, alarm system, etc. that your million plus home has.  It's just not logical thinking that a multi-million dollar buyer would do something to a home....that would also mean that a lower priced buyer would do something to a home in his price range....sorry Will Robinson that logic does not compute.  I am sure the multi-million dollar buyer would love to be able to view his/her potential home without the listing agent being in the area no matter how much agent hides.  

 

Same issue in Chicago..yet these same agents will hold an "open house" which allows any Tom, Dick or Nancy to come through..   - Small 700 sq. ft. condo's with doormen and the lisitng agent has to be "present".  Really folks...we are all licensed agents, members of NAR for most part...yet our fellow agents act like we don't have the common sense to discreetly monitor our buyers....

 

Rant over...Luckily there is only a couple of agents that need to have this control over their listings and I try to avoid them if at all possible.  If not, I tell my buyers that the listing agent will be there and they automatically will skip that house for the most part.  Trust is something that should exist between professionals no matter the price point - agents should only be working with pre-approved buyers...so I totally disagree with Corinne Guest's post.  All owners are very mindful of their property...not just luxury home owners.

Posted by Evelyn Santiago, Managing Broker Heart Realty Group, Inc., Passionate About Real Estate & Our Clients! (Heart Realty Group, Inc..) 4 months ago

OK this is an old controversial discussion that has been around on this platform for well since I have been here over 10+ years. My answer is  still the same.

Depends on your market.

I sold Real Estate in Boston, MA for 4+ years and every showing was accompanied... we learned to plan, get organized and adjust...

Now to boot for the past 20+ years I have been selling on the West Side of Los Angeles same story all accompanied and we sell quiet a few Billion Dollars worth of Real Estate and this it is the way we do business period! Endre

p.s.: the old adage if you say you can if you say you can not you are right either way!

Posted by Endre Barath, Jr., Realtor - Los Angeles Home Sales 310.486.1002 (Berkshire Hathaway HomeServices) 4 months ago

In NYC it is part of our code of ethics and the industry standard to be present at every showings. There are some agents who might leave a key with doorman for an empty apartment, but generally the listing agent (or an associate of the agent) is onsite for all showings.

We do not do lockboxes.

This does not hinder the showing or the deals.

In addition, in our market an open house is typically 60-90 minutes, not 3-4 hours. And many buildings restrict open houses. I do the majority of showings by appointment. This allowed buyers to have the space to themselves without other buyers around.

There is an art to showing a home — even a 300 sf studio apartment. And there is a way to show without the buyer feeling like you’re on top of them — even in a 300 sf studio apartment.

As a listing agent I gain a lot of value out of showing. I can read body language and pick up on other non-verbal cues to read a buyer’s reaction and see potential obstacles that they might not verbalize. This is a skill I’ve honed over the years. I’ve even completed a certification training in Energy and the Subtle Body to further develop this skill.

I get that there are different standards in different markets, but for me, it’s basic professionalism to be the ambassador to my seller’s home. I teach classes to agents on the art of showing and always make the point that the negotiation starts with the first showing.

Posted by Renée Fishman, Create Space For Your Best Work. (Halstead Real Estate) 4 months ago

You must not too many luxury listings? Because, that’s the standard requirement of most luxury homeowners and it’s also why am able to charge full fee. I think the property and the quality of the client has a lot to do with whether you do it or not in general, but I have done this for my luxury listings, happily.

Posted by Thomas J. Nelson, Realtor, ePRO, CRS, RCS-D, & Host of Postcards From Success Podcast (Big Block Realty 858.232.8722) 4 months ago

It is difficult to make blanket statements about procedures, because as soon as you do, someone else in another market will attest that what works for them is completely different. So speak the truth as it applies in your market and you should be fine.

Posted by Carolyn Roland-Historic Homes For Sale In Delaware and S. Chester County PA, Carolyn Roland, GRI, CRS (Patterson-Schwartz Real Estate) 4 months ago

I list quite a few farm/estate properties.  These properties can be very complicated with multiple out buildings and large acreage.  Often without the listing agent present a buyer will miss important features or be unable to tell the property bounaries.  It is important to be mindful of the buyer and buyers agent relationship and be as unobtrusive as possible while being present to answer questions.  After making sure that the buyer's agent knows where everything is, I often wait in a den while they have sometime to walk the property on their own.

Posted by Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse (Gayle Harvey Real Estate, Inc.) 4 months ago

I’m sure I’ve heard so many recollections arguments on both sides but that one was also pretty dead on

Posted by Laura Cerrano, Certified Feng Shui Expert, Speaker & Researcher (Feng Shui Manhattan Long Island) 4 months ago

This is a thought-provoking post - especially with the addition of all the varied comments.

Posted by Marte Cliff, your real estate writer (Marte Cliff Copywriting) 4 months ago

Great post Paula. I just had this conversation with sellers. Were you listening? I think I may forward this. Thanks for the reinforcement.

Posted by Chris Lima, Local or Global-Allow me to open doors for you. (Atlantic Shores Realty Expertise) 4 months ago

This is a terrific post, it's a delicate conversation with sellers. Most times they haven't considered the complications of scheduling three parties AND around their schedule as sellers (especially if they put restrictions on days/times of showings).  I've discussed these issues with sellers in listing appointments and when questioned if I'd be in attendance at all showings, once they are educated, they understand and agree it's not beneficial to selling the home. Fortuntately, I've not had any sellers press the issue and if they had, I wouldn't have taken the listing. Your statement is absolutely correct, it's not being lazy... it's just not condusive to selling the home. 

Posted by Cathy Starkweather (La Rosa Realty, LLC. ) 4 months ago

We had buyers that were looking for a very specific home.  Once it came on the market we scheduled a showing and the sellers decided to be there for the showing.  

Incredibly sweet sellers, but they gave away their position and were like an open book.  

We have hearts, but we were working for our buyers.  

Let's just say we got our buyers an amazing deal.  

Sellers do not need to be there during showings.  Period.  

Posted by Amanda Christiansen, Christiansen Group Realty (Christiansen Group Realty (260)704-0843) 4 months ago

Hi Paula McDonald 

I would prefer to not have any other agent there unless they stay quiet and only speak when asked questions...and that is usually how it goes after initial greetings.  If they are there and start guiding us, I point blank tell them we do not want a tour guide.  If they keep talking I will ask them to stop so the buyers can concentrate. 

I do not sell a lot of houses any more...but the same is true for farm and commercial.  If it is vacant commercial, I usually am fine with a tour...especially if it is unfinished space.

If it is farm ground, the property is usually driven and I insist that the listing agent get into my truck or we will follow him/her so I can keep control.

Amanda #27, has a great point of why sellers should not be at any showing of their property.

 

Posted by Mike McCann - Nebraska Farm Land Broker, Farm Land For Sale 308-627-3700 or 800-241-3940 (Mike McCann - Broker, Farmland Broker-Auctioneer Serving Rural Nebraska) 4 months ago

I don't think there has ever been a time - in 30 years - when having a listing agent or a Seller present when showing that has been beneficial.

Sellers give away the farm and listing agents are a damper on the showing.

 

Posted by John Dotson, The experience to get you to the other side! (Preferred Properties of Highlands, Inc. - Highlands, NC) 4 months ago

Hi Paula McDonald, it really depends. Some agents require to be present for every listing just because. I see vacant, bank owned properties where the la must be present..why???  

Posted by Beth Atalay, Cam Realty of Clermont FL (Cam Realty and Property Management) 4 months ago

A committed fiduciary agent makes those decisions or what is the point?

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) 4 months ago

Congratulations on the well deserved feature.  These are great and honest points on why not to have the listing agent present. The client thinks they are getting better service this way and looking at what they are paying for, however, they do not realize the number of showings they are missing out on due to conflicts in scheduling and buyers moving on to homes that can be more easily assessible.  

Posted by Brenda J. Andrew, Professional Realtor in Corpus Christi, TX (ULTIMA REAL ESTATE) 4 months ago

Many good comments here.  THis is fairly common on high priced luxury properties.  But it is not just for the owner's comfort and security concerns.  Many times these properties have special features that can be highlighted and shown to prospective agents knowledgably by the listing agent. That may make the difference for a buyer.  One can't assume the prospective buyer or even their agent are in tune with what they are looking at.  But it is still incumbent upon the listing agent to use restraint and provide space for the buyer and their agent to feel comfortable. 

Posted by Adam Tarr, PC -GRI, ABR, CDPE, RSPS, ePro - Designated Broker (MavRealty) 4 months ago

Thank you, it's difficult to show homes when there are so many hurdles to jump.

This pracrice is a big pet peeve of mine here in the desert.  No keybox, the need to schedule and coordinate and often times with 24 hour notice eliminates a number of potential properties from my list.   When I have a client coming into town for a couple of days with short notice, the luxury of time does not exist.  I try to schedule by explaining the time crunch, many times to no avail. It's additionally frustrating when  I'd like to preview a property before showing.

I understand that some clients want the listing agent present, okay, be present but stay in the shadows, in another room, outside, anywhere I'm not with my client. In all fairness, many agents are great about giving the potential buyers space and privacy. 

If the goal of a listed property is to sell it, then make it accessible and let me do my job to get that lsiting sold.

Posted by Maria Molina, Realtor in the Coachella Valley (HomeSmart Professionals) 4 months ago

I've run into sellers of non-luxury listings demanding this type of service when their home doesn't warrant it, and their home is overpriced. I pass on those guys.

It is not common to provide this type of service in Sacramento. Nor could I physically keep up with that type of demand. 

However, in El Dorado County, it's a different story. Many sellers there tend to expect listing agents to be present. Many of those agents live nearby so it's easy for them, plus they don't do a lot of volume. If I had only one listing and nothing else to do, I might not object to being present.

Posted by Elizabeth Weintraub Sacramento Real Estate Agent, Top 1% of Lyon Agents, Put 40 years of experience to work for you (Lyon Real Estate) 4 months ago

well written article.

I shudder when I see instructions that include an agent being present.

I did look at a number of homes in Rhode Island myself, as a buyer, and in 5 homes in a row, both agents were present.

I was not inclined to ask questions or stay very long.

Posted by Brian DeYoung, Brian DeYoung ( Howard Hanna Real Estate Services) 4 months ago

Congratulations on the feature: your post was very well written!    Anything unusual about the property can be conveyed on brokers' tour or other means.    Adding extra conditions to showings will reduce the chances of getting on all of the appropriate buyers' tour list, which reduces the chances of sale.    

Posted by M.C. Dwyer, Santa Cruz Mountains Property Specialist (Century 21 Showcase REALTORs) 4 months ago

It all boils down to knowing your market and your client. If a listing agent does not feel comfortable or feel that it is necessary to be present than pass on the listing. In Sedona, I work with my sellers and each has different needs and concerns and I will find solutions that work for them. To me, it is that simple. 

Posted by Sheri Sperry - MCNE®, (928) 274-7355 ~ YOUR Solutions REALTOR® (Coldwell Banker Residential Brokerage) 4 months ago

There's pros and cons for both sides of the argument, and many factors to consider. I often have listings in places that are difficult for an average person to find and have to meet buyers and their agents somewhere and show them the way. My last listing would never have sold if I had just expected people to find it on their own.... 1 mile of winding road, 3 gates, and a 3 minute walk to the front door. We all do what we need to do to get the listings sold.

Posted by Georgie Hunter R(S) 58089, Maui Real Estate sales and lifestyle info (Hawai'i Life Real Estate Brokers) 4 months ago

Granted some sellers on the higher end may try to require the listing agent to be at all showings...but the listing agent does need to "handle" the sellers and not cave to bad ideas. Also be careful with your assumptions if you are listing in the higher end space. My wife and I are looking to buy our dream home. We are in the $2.5m+ price range. I was trying to set a second showing on a property we liked, and the listing agent turned down the showing and snorted "Don't waste OUR time." Not just the seller's time. Her time too. So in her ignorance she turned a qualified buyer away.

 

As (good) buyers' agents, we all (should) pre-screen our clients and have signed agreements, right? So we are not dragging hobos through your $1m+ listings. We are not bringing thieves with us either. I truly feel uncomfortable as an agent, and as a buyer, when the listing agent, or worse the owner, is present at the showing. If the sellers are that worried, then lock all the good stuff in the safe in the panic room and get the house sold. My guess is higher priced listings probably have surviellance equipment installed, and the sellers can hear every word the buyers are saying anyway. So the silver and the priceless artifacts are safe!

Posted by Kevin Mackessy, Dedicated. Qualified. Local. (Blue Olive Properties, LLC) 4 months ago

Paula, there are a few exceptions to this, but on the whole, I agree! The buyer needs to feel like it could be THEIR home. It is hard to do that when the current homeowner is there!

Posted by Marney Kirk, Towson, Maryland Real Estate (Cummings & Co. Realtors) 4 months ago

Great post!  Love the comments given by everyone too.  

I have only had this happen once and I was very happy to let the seller move on to ... selling it himself.  It took him 3 years and a 25% price reduction.  

Posted by Anna Hatridge, Missouri Realtor with Goodson Realty (Goodson Realty) 4 months ago

I'll take a "listing agent has to be present at all showings" over a "no showings until after offer has been presented to sellers" anytime!

Aloha,

Posted by Monique Ting, Your agent under the sun (INET Realty Honolulu, HI) 4 months ago

Super Post and I loved all the comments!  From my experience, almost in every case the buyer needs to have the freedom to feel like the house is their own choice without any interference from a seller or seller's agent.

Posted by Diana Dahlberg, Real Estate in Kenosha, WI since 1994 262-308-3563 (1 MONTH REALTY) 4 months ago

Very sensible post but at times, there are other reasons why the listing agent is asked to accompany showings i.e., an elderly person who doesn't feel comfortable opening the door to someone she doesn't know etc.

Posted by Jill Sackler, LI South Shore Real Estate - Broker Associate (Charles Rutenberg Realty Inc. 516-575-7500) 4 months ago

Depending on the sellers, it is kind of fun to show the home with the sellers present.  This provides insight to the home, how is it has been maintained, and with a little luck, an insight to their personal reasons for selling.  Then there is a possibility that the sellers may divulge information that will help the buyers.

If a home has lots of bells and whistles and features that are not visably available I recommend signs placed around the home to high light something special such as heated bathrooms floors or a kitchen with custom cabinets that house 2 ovens  or a fireplace in the kitchen that can also be used as grill.

Posted by Susan McCall, Everyone needs a home, Quickly, professionally and with a little fun! (Compass Realty Solutions, Portland, OR & Vancouver, WA) 4 months ago

I believe LA of all luxury properties should be available since most reviews are by appointment. Fixtures and materials of the property, the craftsmanship of the construction and other elements may not be known to the buyer's agent. I use a punch list for every room to inform the BA about the type of materials or construction that makes the property not only unique but as justification for the value and pride of ownership. 

 

Posted by Kimo Jarrett, Pro Lifestyle Solutions (WikiWiki Realty) 4 months ago

When I read the title of this blog, I thought you were referring to buyers who bring family members and friends to tour homes with them and the buyer agent--that's another post!  Sellers who want to be present during showings aren't ready to let go.

Posted by Mary Hutchison, SRES, ABR, Specializing in Brookside, Waldo, Prairie Village (Better Homes and Gardens Real Estate-Kansas City Homes) 4 months ago

Hi Paula McDonald. I tend to be with those who say "it depends".  i can see an argument either way, depending...

After educating sellers about the generally negative buyer response to having their agent present at all showings, it is still their decision. It is also the potential seller agent's decision to 'take the job' or not.

Bruce

 

Posted by Bruce Kunz, REALTOR®, Brick & Howell NJ Homes for Sale (C21 Solid Gold Realty, Brick, NJ, 732-920-2100) 4 months ago

I've had buyers who were going to make a decision on such and such a day on the house they wanted to purchase. So off we went with our list of 6-8 houses to see. And the ones that we couldn't schedule came off the list. Accompanied showings are difficult to schedule and probably would not have made the list.

Posted by Kat Palmiotti, The House Kat (Grand Lux Realty, 914-419-0270, kat@thehousekat.com) 4 months ago

Excellent post! I cringe and roll my eyes anytime I see "listor must accomany". This makes buyers very uncomfortable and scheduling complicated, as you stated. In most cases, with education, you can convince the sellers it's just not necessary.

Posted by Jamie King, Sandusky, OH (Hoty Enterprises, Inc.) 4 months ago

The comments are a great addition to a great post.

It is interesting to read about different markets and what is expected.

With the exception of high dollar listings, I would find few other times I would agree to listing agent must accompany all showings.

It generally is not in the best interest of a sale to have this stipulation.

Posted by John Wiley, Lee County, FL Real Estate GRI, SRES,GREEN,PSA (Right Move Real Estate Group- EXP Realty) 4 months ago

I can understand that certain markets and certain pricepoints and high priced items within a home will dicate when and if an accompanied showing is indicated.  Case in point Usher's home robbery that is thought to be linked to a prior showing.  I have been to an accompanied showing where the agent just unlocked the front door and let us look, and another where the agent took us on a guided tour throughout the house. Both showings felt rushed and limited the ability to leisurely look at the home and discuss. However, I think that many issues that necessitate the sellers desire for the accompanied showings can be due to agents that do not properly prequalify their buyers prior to showing.

Posted by Janet Partlow, Lake Conroe area, Conroe, Willis and Montgomery! (JLP Realty) 4 months ago

Good afternoon Paula McDonald ,

So glad to see this post featured. Of real estate practices varies all over the country but common sense needs to prevail when buyers want to view a property. I ;ole Sheri Sperry - MCNE® feel it all boils down to knowing your market and your client. If a listing agent does not feel comfortable or feel that it is necessary to be present than pass on the listing. We are problem solvers and each seller has different needs. It's up to us to find a simple solution for all concerned.

Posted by Dorie Dillard, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.346.1799) 4 months ago

That’s some good refresher points. I like the verbiage about another layer of scheduling.

Posted by Cheryl Ritchie, Southern Maryland 301-980-7566 (RE/MAX Leading Edge www.GoldenResults.com) 4 months ago

I forgot to mention it’s a catchy photo for the post!

Posted by Cheryl Ritchie, Southern Maryland 301-980-7566 (RE/MAX Leading Edge www.GoldenResults.com) 4 months ago

In my market- keyboxes are super rare. Occassionally, I can show a property unaccompanied by the listing agent- typically the keys are with the doorman, but that isn't common. It is an effort to get both buyer's agent and the listing agent in the room together for a private showing that also works for the seller and buyer- many layers of scheduling.

Posted by Adam Feinberg, NYC Condo, Co-op, and Townhouse specialist (ANCHOR ASSOCIATES) 4 months ago

From reading all the comments, I guess it really does depend on your local market.  I do wonder how many  sellers would "require" that their listing agent attend all showings if they had the information you lad out.  Good post!

Posted by Jon Mahan, ABR Charleston, West Virginia Real Estate (Real Estate Central) 4 months ago

Wow, lot's of great comments and yes, yes - each market is different. What prompted this post initially for me was my 300,000 Seller who chooses to leave their home unlocked rather than place the key in the lockbox and then wants an agent from our firm there each and every time it shows. The home is out on the other side of the lake, takes awhile to get there and it truly isn't feasible for our agents to do this on a moments notice. This was not discussed up front at the listing appointment and just recently became a demand. She is also a licensed agent who used to sell high-end homes 20+ years ago. A lot has changed in 20 years and the Supra boxes are very secure should a client choose to use them. Just thought I would add this piece to the post. However, I do love a good post that creates food for thought and lots of different perspectives.

Posted by Paula McDonald, Magnolia Realty ~ Granbury, TX 936-203-0279 (Magnolia Realty ~ Granbury) 4 months ago

I read this post with great interest because I just recently referred an agent to my sister in another state who wants to sell her home of 40 years...the place where she raised her family and maintained the classic features of the 1920's home right down to the Tiffany lampshades and leaded glass windows.

The house is beautiful but it is not brand new so it takes a special knolwedge about the place to sell it to the public. It is a mid-$400k price so it is not the most expensive house either; it is however, a storied house with great details that are not seen everyday. The agent was dismissive of all the points when she first met my sister; she did not pay attention to anything that my sister told her. After signing on to take the listing the agent handed my  sister a strange looking green box. My sister said "what am I supposed to do with that?"..Again the agent dismissed her question telling her, "don't worry we will take care of it as we show the house. It is for the other agents to get the key". My sister lives in the house and was not comfortable with having a box hanging on her front door so they put it in the garage.

Later when agents started texting her, my sister realized that complete strangers were going to be showing the house, not the woman with whom she signed the agreement. I explained that we do allow agents from other agencies to show a house here in the Hamptons after they have seen it and have taken down all the information or reviewed the listing thoroughly. Well, it seems that there was an assumption on the part of this agent that she would never be showing the house--others from the community would be showing it.  My sister had never been informed that this is the way she handles her listings. She was so upset that I had to call the agent and make sure that she knew that my sister never dreamed someone would sign an exclusive and never be expected to show the house!! I was a little shocked as well. It should have been explained--instead it was in very fine print that was never pointed out to my sister. The agent is now showing the house and it does get showings of 2-3 times a day almost everyday. It was a strange thing to hear when I spoke to the agent but she was willing to go ahead and do the showings but would add another % point to the commission! Strange!

Posted by Paula Hathaway, REALTOR, LBA, ...The Most Informed Agent In The Hamptons! (Douglas Elliman Real Estate) 4 months ago

Hi Paula McDonald. We still get these requests from prospective sellers from time to time. And while there may be a good reason (in the seller's opinion) to have to do it this way,  it seriously hampers the ability to sell the home in any number of ways. When this rare request does come up, we do our best to explain why it makes selling the home much more difficult, and also add it would be better to have a SUPRA lockbox that records the exact time the lockbox is opened with the name of the agent who has the lockbox key assigned to them. If they still say no, we say "thanks, but no thanks".

Posted by Greg Mona, YOUR Local Real Estate and Design Resource in AZ! (Platinum Living Realty) 4 months ago

Silver lining department:  If a seller is present there could be information  given that would be beneficial to my buyer. 

I myself have no problem with the listing agent being present, as long as she does not  get in the way. 

Posted by Thomas McCombs (Century 21 HomeStar) 4 months ago

This post goes to show that all markets are indeed different.  If a seller requests for me to be at all showings....I make the decision on whether or not I have the time to allow for this type of commitment.  I can honestly say that my presence at showings has proved to be beneficial for some homes by being able to answer questions or pointing out features that would not be noticed otherwise....but I keep my distance and only comment if I have been asked to contribute.  It is also about reading the buyer's agent and knowing their comfort level as well as their relationship with their buyers.  Thank you for posting.

Posted by Karen Feltman, Relocation Specialist in Cedar Rapids, Iowa (Cedar Rapids/Iowa City, IA KW Legacy Group) 4 months ago

Paula McDonald "Aside from having the property properly priced, a home that is easy to show with fewer complications is one of the best ways to get it sold. There will always be those exceptions. For the majority of homes, the request of an accompanied showing will most always slow the entire process down."

Right on target - and - re-blog!

Posted by Tony and Suzanne Marriott, Associate Brokers, Serving Scottsdale, Phoenix and Maricopa County AZ (BVO Luxury Group @ Keller Williams Arizona Realty) 4 months ago

Hello Paula and a great post!

Hope you had a wonderful Memorial Day 2018 and ...

wrote a new post about reaching out to ActiveRain members that are following me at the AR network, your name showed up #173 on my list ;o)

Please not: The number order has nothing to do with who's my favorite, I am going from the first page of followers and I am on page 42 and there approx 15+ members per page.

 

Posted by Robert Vegas Bob Swetz, Las Vegas Henderson Homes for Sale (Realty ONE Group) 3 months ago

Hi Paula, Thankfully, that doesn't happen much in my area. Sellers know if they want to sell, they had better make it easy for agents to do so.

Posted by Debbie Reynolds, Your Dedicated Clarksville TN Real Estate Agent (Platinum Properties) 2 months ago

Great subject, It's one of my big four, Easy to see when selling.  The only time I've had to deal with this as a buyers agent was very unique high end properties, like $5million plus.  I had a client request this for a fairly normal property and gave her all the same reasons why it's not a good idea.  

Posted by Dan Tabit (Keller Williams Bellevue) 2 months ago

Dear Paula,

For a small fee, I might agree to let people in, but I would not want to be on their heels, so they can look in peace. High pressure sales rarely work, at least for me. Not my style.

Posted by Dörte Engel, ABC - Annapolis, Bowie, Crofton & rest of Maryland (RE/MAX Leading Edge) 4 days ago

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