BiggerPockets

Michael,

I believe it's against the "code of ethics", which, essentially means nothing.

Here is an excerpt:

Standard of Practice 1-7
When acting as listing brokers, REALTORS® shall continue to submit to the seller/landlord all offers and counter-offers until closing or execution of a lease unless the seller/landlord has waived this obligation in writing. REALTORS® shall not be obligated to continue to market the property after an offer has been accepted by the seller/landlord. REALTORS® shall recommend that sellers/landlords obtain the advice of legal counsel prior to acceptance of a subsequent offer except where the acceptance is contingent on the termination of the pre-existing purchase contract or lease. (Amended 1/93)

http://www.realtor.org/MemPolWeb.nsf/pages/COde

Having said that, you probably have the legal right to present directly to seller.

No wonder tons of real estate agents are starving. Some think they are lawyers, not sales-people.

Unless I am specifically told by my client regarding a lower limit on offers, I will present any offer on paper. But I do not waste time with verbal offers because in my state they are worth the paper they are written on. I know many times the offer may be rejected, and hope for a counter, and not a butt chewing. Many sellers take lowball offers really hard, but if the potential buyer signs the papers, I present the offers. And no matter how pissed off my client is, I always work hard to get a counter offer from them! But if I represent the buyer and not the seller, I love to make the other agents take the abuse from the sellers!

If the agent refuses to present the offer you can avail yourself of the nuclear option and present the offer directly. Whether the seller accepts it or not is a different matter and if they do accept it whether they still pay the commission is another different matter.

You can write your presence to be there when the offer is presented as a condition of the offer. Meaning, if they present it without you it is void at your option.

However, it is extremely stupid in my opinion to put that kind of requirement on the offer. If you can't make the agent understand the offer what makes you think you can get the seller to "get it" with the agent sitting there shaking their head?

Joe's answer is the most accurate. In most cases; the listing agent works exclusively for the seller-Period! If the seller has a set price or range they will accept and it's in writing-the agent must adhere to the contract. However, if it's a reasonable offer-most agents will talk to the seller about it. I work with Buyers only. The listing agents hate it when I tell them I will present my buyer clients offer in person. I tell them they can be present but I don't ever tell them what the offer price is going to be. I make sure I get as much info about the seller as possible and I will never have just one offer on the table. Give them a choice. Cash, Terms, or both.
Mathews Realty Advisors LLC

I made an all cash email offer on a property directly to the listing broker. I offered to put it in writing and tender an earnest deposit. The response I received was a phone message at my home stating that my offer was too low and that they had multiple offers on the property already way higher than mine. I wonder what happened to all those offers................the property still is not marked "pended". This was Caldwell Banker floridamoves.com. I emailed again for status and haven't heard a thing.

Call your state's department of RE.

I think most states require that a agent present all and any offers ,regardless of how small they are.

In the past, I had someone threaten to report me to the DRE unless I provided them undenyable proof that I submitted the offer to the seller, so I forwarded them an email from the bank's AM telling me the offer was a joke....was enough proof.

Taz, I Loved IT!!!!!! So if the Seller is bank owned, are they suggesting sending it to the bank??

It is interesting to hear investors take on this. Inflating the suggested value is a rule violation for REALTORs by the way.

If you put an offer in writing, it should be submitted. Even if I know it is lower than what my client has said they have to have, I would let them know anyway since it only shows I am getting activity and interest in the property. It is correct it should be in writing the seller will not consider offers below a certain amount for CYA.

I like the approach of calling the bluff of multiple offers by sending the letter. I cannot contact another REALTOR's client to do this but like the idea of playing hardball for an investor to force the issue. Since the listing agents job is to get the most for the property, I am sure they would skillfully explain their dirty deed as actually being them "looking" out for the seller, trying to get more for it, etc, etc, blah blah blah.

I have heard of a movement to make the offer process more transparent, another good idea. Anything to drive the tricksters out is good to me. And I have hated the few times I had a listing in multiple offer situation.

What about if you want to do a Lease Option on a house? I found a house, had a Realtor show it to me as they said they would do a Lease Option. But she said her and her broker will not submit my offer because its too low (my initial down payment) as it wont cover her commission fees or something like that? But dont they have to wait to get their commision fees when I actually buy the house? Not upfront? Im very upset and could use some advise.