BiggerPockets

You should look for discounted or flat fee agents. The MLS will get you the most exposure. I've also sold two houses through yard signs, but that was during the rehab. After rehab they always go on the MLS.

You're going to pay 3% to the buyer's agent whether you're FSBO or listed with an agent. If you're unwilling to pay the buyer's agent, you're not going to sell to anyone who's using an agent. Which is pretty much all OO buyers.

Seems like there has been severl lawsuits in regard to the MLS. If you want MLS access - join your local board and you can list all of your properties there if that is what you really want. You will have to pay the same fees as the Realtors and some of that money will go to their Political Action Committee fund to pay lobbyists to get Realtor friendly bills introduced and passed. These bills may not be something you actually want, but you will contribute to the hush fund to get them enacted. Good Luck!

I've sold only five houses, but I have never gone the non-MLS route. I just can't see finding retail buyers any other way. MLS gives you massive exposure to people who are genuinely looking.

I would be cautious about using flat-fee listing services, however. Without writing a 1,000-word post, my feeling is that you may have a harder time going this route as opposed to using a full-service listing agent.

First, I think you're prone to get more low-ball offers, because buying agents will think you're not very sophisticated.

Second, I think some agents will not work hard to show a flat-fee listing because (1) they think this kind of seller is unreasonable and tough to work with (it's a sign you're trying to milk every dollar from the house), and (2) I think some full-service agents are a little concerned that their high-priced business model is in jeopardy, and they're not going to help anyone who uses a flat-fee service.

If you insist on going the flat-fee route, you might consider offering a 4% fee to the buyer's agent (or some other bonus). This will give them real incentive to show your property.

As for me, I think going forward I am going to use only full-service agents to list my properties.

I don't have the experience in SFH's but on our commercial side, keeping the broker focused and happy is key to a quick sell. We will pay a bonus commission if we need to move something fast.

That being said, I think a good seller's agent would earn their fee.

Does anyone us Craigslist simultaneously with the MLS?

I know the flat-fee agency you're talking about, and I have had Realtors tell me point-blank that they will not show a house listed for sale by that company. Naturally, if a buyer asks to see it, they will show it, but they will not "find" such a house.

My experience was with the flat-rate service provided by a company that also offers full-service. (You could say they are in the "21st Century." :mrgreen: )

One such listing worked great because it was a duplex, and the investor-buyers were driving their own decisions. That property sold very quickly. On another house, however, I finally switched to a full-service agent because she begged me for the listing, and within 24 hours I had an offer that I eventually closed on. Coincidence? Seems unlikely...

I sell with a full service realtor who cuts the commission to 5% (he takes all the cut, still offer full commission to the buyer agent.) I have worked with him for several years and use him to buy all my properties. I'm pretty low maintenance and fairly consistent so he is ok with the lower commission.

You can try out the 5Day sell method. Look up the book on Amazon. I've used it to build up my buyers list.

Also, I go MLS every time. No way would I risk not accessing 90% of buyers who use agents.

Joey,

I'd recommend looking for an investment friendly flat fee brokerage unless you don't mind the added liabilities and limited exposure. Someplace where they have been cultivating end buyers through credit repair/building.

Best, Lee