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....

Wow, you sound like a real joy to work with. First you want to put your property into the MLS. Then you don't want cooperating brokers showing your property. Doesn't make much sense. You seem to be too emotionally involved. I probably wouldn't even take a listing from you. You seem too difficult. You need to understand that creating good relationships with these other Realtors is much better than burning bridges with them. Don't be impossible. Focus on the main objective and sell the property.

Hey, big R,
That big R u are using most be to justify something small.
You don’t even know me or my story to judge me and I am sure if someone waved
$8,000 dollars in your face you would be more then happy to bend over for it and by the Way for being a so called professional your website lacks it.

P.S. here we go again professional that thinks just because they have a real estate license they are entitle to it all. Get over it is a real estate license not a god certification

P.S. I also have my Florida and Georgia license but I do not brag abut it. I am still trying to figure out the deference between a real estate agent and a used car salesman

Probably not a great statement to make on a forum full of agents that respect our profession.

You obviously think it's better to burn bridges with your local Realtors rather than have them sell your home. Doesn't make sense in the world of business.

I love how you attack my website, that's classic. I haven't even worked on that site in forever anyway. I am definitely a professional when it comes to doing my job though. I am great at what I do. I never said anything about having an ego because I am licensed either, so your comment about me being licensed only for real estate and to get over it, makes no sense either. And yes, my big R logo must mean something small, whatever that means.

FYI, your "HUGE" $8000 is not enough for me to persuay my clients that they should buy your home. I have more respect for myself than that. You make it sound like you are giving away a lot of money, when $8000 is not much at all. You need to get over yourself.

Um, flashpin, you started this thread with a bad attitude toward Realtors, specifically in your little town but you allowed it to spill over onto Realtors in general; i.e., all of us. I find your attitude offensive . . . and really wonder what your motive is for posting this thread.

You might want to really assess whether your attitude is making you any money. You offered that $8k commission, so why not step back and let someone earn it? And then you pay it when that house sells -- and be glad, in today's market, that you sold a house. Pretty simple, really. If you keep going with all this rage you're packing like a loaded firearm, you are going to damage your health . . . And then how would you earn a living?

I do not know what all of you are upset about. My anger is not with all realtors just the hillbilly’s in my town but when someone makes a stupid comment from “Agent 007”
Like “Wow, you sound like a real joy to work with” without even knowing the full story is being ignorant. It looks like he has too much time with nothing to do. Has anyone really read the full forum from the beginning? YES my attitude is with some of the realtors in my town not all. What would u call realtors and brokers that will not show your properties at all even with a 6% commission but when you flash a bonus they are eager to show my properties. I am not ignorant I do my homework so I know what realtors should do and not and when it comes to selling or buying properties in this small town and how they misrepresent sellers and buyers. One is when they list properties with 2,600 square feet but in the public records is listed with 1,700 square feet; you know something is not right. Then you call the local board of realtors and inform them of these properties, but they are the same people that are listing these properties and you can not do anything about it, how do you fight back. This is my last post for right now. Bye!!!!!

I STARTED THIS THREAD AND NOW I AM ENDING IT......

not quite ended.

flash pin,

i must address the name calling. you call the agents "the hillbilly's in my town" YET you want them to help you on a sale after insulting them. i just dont get it.

is it possible that the agents are not showing your property because they are finding that their buyers find more value in other properties? --is that a possibility?-- in todays internet world, buyers not agents are picking the properties that they want to see.

as people we often value our own posessions higher than the same posession owned by another individual. nothing wrong with that, just human nature. ---is it possible that others dont value your properties as you do?--- i know that i value my business plan and think it is better than other peoples business plan... IN REALITY we..agents, builder, loan officer are ALL a dime a dozen. i know (and have proved it time and time again) that i am better than most of my competition, but i also know that there is someone else that can do the same thing that i do any day of the week.

i work mainly with expired listings. since you are an agent i wont go into what an exp or wtdrn is. i can tell you from experience that 99% of them are priced incorectly. if the seller listened to the market they would have sold.


people try and sell for waht tey want to sell for instead of what someone wants to pay..when they dont sell often times i they tell me that they blame their agent...that is one of the biggest problems that i run across on a daily basis.


Has anyone really read the full forum from the beginning?....>>>i have! i noticed that the thread was very civil until this post. please let me cut and paste..

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.


-----------------------------
what i think flamed people the most was the name calling. nobody wants to be called a hillbilly.

and then

I will make it my mission to make it as DIFFICULT as possible for them to get those $8,000 dollars now…….

the offering something and then taking it away is like going back on your word. i have paid out things before that were based on my word alone because i dont want anyone to even think that i would change my word! 8k is great for a bonus, but i wont put my clients interest aside for any amount of money. if i did then would not be able to look at myself in the mirror. i do very well for myself, but i know that money is not a solution and there is more to life than money. to tell the truth..i dont care about money at all!!!!!!!!!! >>>>>>>>i love what i do and the money truly does follow<<<<<<<<<<<< it shows on a daily basis and people use me because of that. i am more knowledgavle than most because i learn how things work not because i must learn to get the job done, but because i want to learn everything that i can. 8k....

if you offered it and then went back on it i would make sure to get it based on nothing more than principal!


look, i am not trying to be hard on you, but realize that you and the agents want the home sold! and to exclude a brokerage does not make sense. my office alone has over 130 agents. if you had a run in with one of them and disliked them does that mean that i am a bad agent?????? for crying out loud i have not even met most of the agents in my own office. i work from home much of the time. '

if you have a bad experience with canadian while traveling to niagra falls, does that make every canadian bad? what proof is there that anyone at that brokerage did something unethical? if it is common knowledge did the agent get punished? agents are very big on self policing, so i find it hard to beleive that somehting truly unethical went unnoticed

Another builder with inventory they can't sell and it's everyone else's fault.

Now that's what you think.

I strongly suggest you just go FSBO.

And flash_pin (aka Tony Moore) will be a FSBO who will, by Law, also have to Disclose to Buyers that he is a LICENSEE !

Well, first a real estate agent sells real estate, and a used car salesman sells used cars.

I like the used car salesman where I bought my Honda, he was very nice and very professional, and he even dressed nicely.

Flash pin just does not like agents. I think most people that have an attitude such as his have gotten burned by going into a RE transaction unrepresented, and blame the other agent for doing their job by truly representing their client.

And he showed how professional he is. I doubt any of us will now lump all builders into one group with flash pin being the shining example of a typical builder.