If you are working with a Realtor and reading this story online, you are Net-savvy enough to be tempted to use the Internet to look at homes without your agent. But is it worth it to be "unfaithful" to your agent on the Internet?

What the agent doesn't know, can't hurt, you may think, but turnabout's fair play. Let's find out what you don't know that can hurt you, too.

Agents work through a cooperative listings service called the MLS, and they network through email and word of mouth. Your agent already has access to the newest homes that come on the market and has already told other agents about you and what your needs are. So if your agent knows everything first, what is the advantage of using the Internet?

It's fun, and you may secretly think there is a chance that you'll learn something your agent hasn't told you. But will you?

Online listings and information tools such as school reports and home evaluations are fun to use, but did you know that any of these can lead you to other real estate agents?

Most of the large real estate portals such as Realtor.com, Homeadvisor.com and the new Homespace.com attract buyers and sellers through listings. You can shop by zip code, neighborhood, or you can put in the exact address of a home you are interested in and learn all about how the home compares to other properties in the area, including where it is located on the map. But if you want any detailed information beyond that, chances are that you will have to either email the listing agent directly, or give your name and email address in order to receive the full report.

These lead generation tools are a great way to put consumers and service providers together, but if you already have an agent you don't need such services. If you click contact an agent through a listing or report, you'll initiate a relationship, and only one agent can end up with your business. If you are under a buyer representation contract, other agents will simply refer you back to your agent like a lost little sheep, but if you aren't, your agent and other agents could come to some wrong conclusions about you - namely that you aren't really ready to buy. Ready buyers exhibit certain behaviors like picking one agent and sticking with him/her.

If your Realtor believes you aren't really ready to buy, what would s/he do? S/he won't dump you, but s/he will definitely move you down the priority list - exactly the opposite of what you want to happen. Remember that tight email/word-of-mouth Realtor network? That means if a home comes up for sale, other buyers in the network will hear about it before you do. None of the Realtors you've contacted will prioritize contacting you because they don't know whether or not you'll follow through and let them help you. Realtors don't like to waste their time, so the upshot is that the homes you might be interested in will be sold long before you ever hear about them. Many will be sold long before they ever reach the MLS, much less the Internet. So what good did that Internet two-timing do you?

If you are tempted to stray from your Realtor, ask yourself why. Perhaps you have a good reason. You might not be ready to buy a home, or something about your Realtor may be bothering you. Is your Realtor doing everything you expect him/her to do? If not, give your Realtor a chance to understand what your expectations are and make things right. Don't let him/her hear it through the grapevine that you found someone else.

Published: July 19, 2000

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