Hello, I am a builder in Georgia and I need some help.
I have a property listed with a real state company in my town. I want to know if I can turn down a showing of my house by a Competing real estate office.

P.S. my property is listed on the local MLS..

Thank you
Tony

THAT is the purpose for having it in the Multiple Listing Service: to facilitate showings by as many cooperating brokerages as possible. If you want to sell it, why would you not want it shown ?

I wanted the listing office to sale my home. I have an issue with the other real estate office that wants to show my house now and not sure if I can deny that office from showing it. This company is full of unethical agents

For a bad builders market you are making it hard to move your property-don't you have a banknote to cover every month??

So they show it no big deal unless if the listing broker sells it they are giving you a rebate back.If that's what this is about you will lose far more in the end.


Unethical or not by Georgia law they will have to perform to the terms of the contract (offer) they submit.

What specifically is the issue with this company?

As long as that other company has a buyer whose money is green, i can't imagine why you wouldn't want to sell the property. The listing agent can (should) keep an eye on all the paperwork to make sure everything is done properly and provide a heads up about anything that looks/is flaky.

If you don't want it shown by other agencies then your listing contract should have that provision eliminated. In at least some parts of New York we have a different listing contract to cover your situation called an "Office Exclusive", unless specifically requested differently a listing would be an "Exclusive Right to Sell" listing contract (or if the owner wants to have it listed but still wants to try to sell it themselves an "Exclusive Agency" listing contract).

I would think your listing agent would want other agents to also show it. His job is to get it sold for you, so if another agent is the one that has the buyer they should be allowed to work together.

(super realtor) Thank you for your response, but I am one of those rear few builders that self finance all of their projects. No bank notes here to worry about, so if I do not want particular agencies not to show my house I should have that right as the owner.

Hello, Mr. Foreclosure
Thank you that’s what I needed to know but if I have an Office Exclusive will it still be advertised in the multiple listing system? And advertised as an Office Exclusive listing?
Can the office broker deny this type of listing? If an other agency have a client that requests to see this property and the agent tells them the type of listing it is can that agent bind the buyer or can the buyer just go directly to the Office Exclusive and request to see that listing? and if they end up buying that listing from the Office Exclusive agent does the other agent be in title to a commission even though they did not show the property?

You should make an appointment to discuss this issue(es) with the Listing Agent and the Principal Broker of the Listing Agency to voice your concerns, review your options in Georgia, and Amend the Listing Agreement to reflect what will be in your best interest. If a more restrictive Form of Listing Agreement is available in Georgia, then perhaps you and they might agree to Cancel the current Contract and replace it.

But it sounds like You may be wanting it BOTH Ways . . . . Maximum Exposure but Restrictive Opportunity. This creates an Unnecessarily Complicated Arrangement in exchange for Minimal Benefit. You don't want to get personally involved in having to Approve each Agent before they can even present your Property to one of their Customers . . . . That would be the Kiss of Death. Remember: The Objective is to SELL YOUR PROPERTY. "You Don't want to Cut off your Nose to Spite your Face !"

If the other Agency, whose behavior you feel is questionable, is a Participant in the MLS, then one would presume that they are REALTORS® and have agreed to subscribe to the REALTOR® Code of Ethics. Behavior which departs from that "Code" is reportable, and they can be subjected to reprimands. Complaints can be filed by other REALTORS® OR Members of the General Public. If you have a factual basis for your opinion regarding the ethical behavior of this other Agency, then this is your vehicle for redressing your Grievances.

tmoore:

It will depend on your local MLS rules but in general there is no MLS exposure for an Office Exclusive listing. Placing a property in MLS extends an offer of cooperation from the listing agency to other member brokers, which is what you are trying to avoid.

If a buyer is already working with an agent from some company other than where you have it listed there are other factors that come into play. The most significant has to do with the agency relationship of that buyer to the agent he/she is working with and whether or not they have a buyer agent contract. There are a number of other scenarios too including the possibility of a buyer referal from the agency you are trying to avoid to your listing agency.

I am not familiar with Georgia law to get very detailed with the options you may or may not have available. You really need to talk with your agent and the broker. If it is only one company in the MLS that you don't want showing it you may be able to block just that one agency and not all others. Ask what your options are.

Mr. Foreclosure

Thank you very much Mr. Foreclosure :)

Tmoore for a builder you need to brush up on how things work in Ga.If it is listed in FMLS in a compulsory area and that brokerage belongs to FMLS then the properties have to be on the fmls and the brokerage has to pay a fee when it sells.There are exclusions such as commercial property,etc.

If you the builder put ONE property for the development out of 10 on the fmls ALL properties have to pay the fmls fee.The reason is builders thought they would be cute and put one property on there and drive all these buyers and brokers to the development and only PAY one fmls fee when really that listing caused multiple sales to happen in the development.

As a builder you should know that buyers DO NOT trust you the builder OR your listing brokerage to get them the best deal and represent there interests.The seller usually pays a commission such as 6 percent(negotiable) with a 3 percent co-op to the selling broker so if a buyer can get free representation they will do so.I hope you are not being cheap with the commission.This is the NUMBER ONE mistake seller make in this business.Think of it this way MONEY TALKS-you might do all this marketing to get one buyer in where a top performing buyers agent or broker might have 10 or more buyers that might like one of your homes.Trying to have no buyers agents severely limits the activity on your properties.There are many builders closing out inventories dumping awesome new construction at fire sale prices.

I am suprised all of these items were not discussed before listing in the mls.

The reality is you will sit on your properties for along time if you impose all these selling conditions on them.

good luck to you

super realtor.

My problem is not being CHEAP. My problem is these hillbilly realtors. This hillbilly’s do not like outsiders especially when those outsiders are building a better product then they are. Sure they will let you in there small town as long as you buy there crap, but once you become a threat to them you are boycotted. These realtors have no ethic at all. My properties are in the same price range as other new and old properties in the area with more features then any of these hillbilly’s has ever seen in any other property in this small town and it is not being shown. One of the agents from my listing office asked me to do a presentation to a buyer because they could not explain my entire homes feature. Mind you I gave then a two full page printout of this features. A few days ago I wanted to test my theory to see what lowlife realtors would do, so I told my agent to give an $8,000 bonus to the selling agent beside the 6% commission. My theory was right now every lowlife that did not show my properties before are trying to show it now. So super realtor it has nothing to do with being CHEAP………

Know I do not want them showing my house. You can be sure of this that I will make it my mission to make it as DIFFICULT as possible for them to get those $8,000 dollars now…….


P.S. this town has almost everyone in the real estate business building homes. They know nothing about selling a home so you can imagine what type of homes they are building.

Well that's you choice..I wouldn't advertise something and then screw the buyers agent out of it.Your word will be mud then and nobody will show your properties because you will have lost all credibility.

Look the reality is there are fewer sales out there for the buyers agents/brokers to make.So they are looking for the greatest return to themselves(commission) and there buyers (price).84 percent of new agents fail the first year in real estate and all most care about is the dollar because there splits are not good with there broker.

Some experienced agents/brokers sell but alot of them mainly list properties.It sounds like you built in a small town and are having a hard time dealing with the politics of it.

We deal with this for commercial development all the time.These people have lived in these towns most of there lives and yield great influences.You have to work them to your advantage and not fight them or you will lose.We had a HARVARD ph.d graduate developer tell the mayor in Marietta how things were going to be if he developed there and under what conditions.He was shut down within the week and pulled out of the deal with the seller of the land.

If you hate this area so much sell the properties quick and eek out a profit and then do another project in a different city or county.It's like a bad relationship that get's worse no matter what you do.The best thing is to get out of it as soon as possible.

I wonder how the agents in GA feel about being referred to as hillbillys? Does the same attitude you have on this forum also show up when dealing with the agents in the area around your properties? And if this attitude does show up, it may not matter how much money you offer. You may have offended the agents in question to the point they will only show/sell your properties as a last resort.

Thank you and I appreciate your advice and one of my options is to start building in a bigger town, but I am also not a person that gets intimidated that easy. Change is coming and I am making it happen.


Thanks to all for your advice and commits.
Thanks Again....