Here are a few items all Realtors® want you to know….

♦Your Realtor® can get information on and open the door to ALL listings in the MLS (period). It does not matter what brokerage lists the property.  You do not have to call the listing agent (i.e., a different agent) every time you see a property that interests you.

And a P.S. to that is that you should not.

Dealing with multiple agents muddies the waters and could lead to commission disputes behind the scenes. You may innocently call on a sign while working with Sally Agent. The listing agent may agree to show you the property, provide you with information, etc.

You then decide to make an offer on this property and schedule an appointment with Sally Agent. Sally writes up the offer and it is accepted. Sally guides you through the entire transaction process and guess what? Sally Agent, who has been working with you for four months, may never get paid for this transaction!

Why?

The other agent may try to claim the commission by making a case that he was what is known as the procuring cause, that is, the agent who ultimately caused the sale of that property.

There are many factors that determine the procuring cause. It is not as simple as opening a door; nor is it as simple as writing the contract. A Buyer’s Agreement may not be the deciding factor either (but it does tend to bolster an agent’s case; hence the widespread use of it), but suffice to say you need to be cognizant of your actions, however innocent they may be.

♦If you have an interest in seeing a FSBO (For Sale by Owner), call your Realtor®. Do not, I repeat, do not knock on the door!

That is, of course, if you still seek the representation from your Realtor® (and hopefully you do – this is that loyalty stuff I mentioned in  Gainesville Real Estate, Spirituality and The Golden Rule (part 1) and is what I expect from you).

Many FSBO’s will cooperate with brokers (i.e., pay one side of the transaction, half of what would normally be charged if the property was listed in the MLS). If you knock on the door without the Realtor®, you will be leaving your agent out in the cold.

Not only will you be carving the Realtor® out of the transaction, but now you’ve put yourself in the unenviable position of depending upon the Seller to do all the right things. You are basically representing yourself (that could be scary) and the Seller is representing him or herself (even scarier).

Are you aware of your rights in a real estate agreement? Do you know how to protect your escrow deposit? Are you aware of the various disclosures the Seller is required to provide you with?

The Seller generally pays the commission to both the listing agent (representing the Seller) and the selling agent (representing the Buyer).

In other words, the Buyer gets a representative for FREE.

So, why then, would you not use a Realtor®?

The Seller is already obligated by contract to pay the listing Broker a set fee whether or not there is another broker involved.

♦Your Realtor® ONLY gets paid when a transaction closes.

There is no draw, no nominal salary to sit in the office to take calls. Realtors® do not get paid when we take your call, meet with you, show property, conduct open houses, provide you with Gainesville real estate statistics and conduct online research, make offers, meet with home inspectors, appraisers, or take classes to improve our skills and become more knowledgeable.

We only get paid after a successful transaction (and one in which there is no challenge who is the procuring cause). I include this info, not for you to take out your tiny violin and play a sympathetic tune for me, but to gain insight to the entire process.

But if you must, www.tinyviolins.com.

As a Realtor® I try to put myself in the position of my customer (whether a buyer or seller) and, collectively, we can only gain a true understanding if our customers do the same.

I was in Key West a year ago and wanted to see a few properties (knowing I could not afford them nor would I be in a position to actually move there if I could). I was straight up with the Realtor®, no conning, no lies, and the Realtor® graciously showed me a few cottages, a professional courtesy, perhaps, but with no expectations. We both walked away feeling good.

Nobody wants to feel used.

Remember The Golden Rule.

This is my mantra for today.

Now get out there and buy some Gainesville real estate!

Be sure to read Gainesville Real Estate, Spirituality and The Golden Rule (part 1) and Gainesville Real Estate, Spirituality and The Golden Rule (part 2) .