The appeal of "discount brokers" or "flat fee brokers" to sell homes is an enticing siren song. There are variations, but the consistent theme is a "do it yourself" approach after your home is placed into the MLS. Since sellers typically pay 3% to buyer agents (that's the norm in Atlanta), often the "swing" between discounters and full service brokers is 1% to 1.5%; and that's not considering the traps or buyer advantages inserted into the contract by the buyer's agent. It's also not considering the numerous issues than can arise during the listing, negotiation and contract period.
Consider:
-
Most discount real estate brokers charge $500-$700 PAID UP FRONT to place a home in the MLS. If it sells, an additional MLS fee of .0034% is collected. The up front fees are non refundable whether the home sells or not.
-
It may be an "Open Listing", not "Exclusive Listing".
-
The $500 upfront provides little beyond the MLS entry. It's often pay as you go if you want "extras".
-
If an offer is presented, typically a "guidance" sheet is provided for a counter. An agent to assist you may be option at extra cost.
-
If and when the closing table is reached, expect to pay 3% of the sale price to the selling broker.
Assume a $200,000 sale and a 5% total commission (3% to the buyer agent, 2% to the listing agent):
-
3% of the sale price goes to the selling broker ($6,000)
-
Minimum $500 UP FRONT for basic listing (assume you want a few photos, a tour and web placement so call it $1000)
-
MLS fees are .0034 x 200,000 = $680
-
basic total at this point is $7,680
Variables during contract negotiation (assuming no additional "help" is ordered):
-
Closing costs, warranties, termite bonds, appraisal issues, surveys...how is that handled?
- Inspection and repairs - who is doing it, what's legitimate, how are they negotiated?
- Who is reviewing the offer to ensure that the seller interests are properly represented?
- How many loopholes are in the contract that could result in the deal falling apart?
-
The monthly payment on a $200,000 home is about $1,600+-
-
Utilities depending on the season; estimate $300 a month
-
With minimal marketing, it's reasonable to expect the home to expire at least once (at $1600 per month)
-
Who handles the negotiation and effectively positions the seller with the opposing agent?
-
When the home is relisted are agents and buyers going to consider it?
If the idea of using a flat fee or discount broker is obviously appealing, but like anything, this is business and every aspect of the operation should be fully investigated. When sellers properly interview agents and only work with the best they will see many advantages of letting a pro handle this very important event.
Hank Miller,SRA
Associate Broker & Certified Appraiser
Atlanta Communities Real Estate6
78-428-8276 direct
This email address is being protected from spambots. You need JavaScript enabled to view it.
www.hmtatlanta.com