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Originally posted by J Scott:

3. Buyer's agents ...may have to do some hand-holding of the seller ...if the flat-fee lister doesn't provide any back-end support.

Originally posted by J Scott:

I'm not saying you fit into any of these categories, but many sellers who use flat fee services do.

My lister provided NO support. Partly because of my previous experience with two FIVE DAY SALES, more than two years ago, listing with a different flat fee lister 3 years ago, and several years of reading and learning here on BP, I didn't need any. I DID need and want, the MLS listing. MANY THANKS, JOSH AND ALL! :mrgreen:

Originally posted by J Scott:

the big brokerage in this area I mentioned above ...does almost exclusively flat-fee listings. On average, their seller-clients pay over 7% in commissions on each sale.

This is because the flat-fee brokerage provides a la carte pricing for lots of services -- the $500 flat fee listing, up-charge for signs, up-charge for agent lockbox, up-charge for marketing services, up-charge for negotiation support, up-charge for closing support, etc.

The agency I used was a one man operation, I have the impression he was brand new at it--I think I was his first client. :roll: THAT was a bit scary, but again, all I wanted from him was the MLS listing. That cost $299. He did have prices for those things you mentioned, but I had my own lockbox (from the previous sale), and I bought two signs from home depot. Just before that agent came along, I had considered having him plant his sign in the yard--$40, I think, but held off because I knew how slowly things were going. Very few people were looking. I decided to give it a few more weeks. Then the buyer showed up. I had the opportunity to meet the buyers the day after they saw it. The agent called and said they wanted to see it again before submitting an offer, but the lockbox was not working. I agreed to meet them within the half hour and let them in. They arrived as I was fiddling with the box. He took my tools--channel locks and pliers, and managed to get the box open. They had questions, and I answered, and offered a bit more information. We talked for about a half hour.

Originally posted by J Scott:

So, make sure the bargain you're getting is really a bargain...

I will remember this, JScott, and thanks for posting that information.
My listing agent cost $299, signs $5, advertising about $100. (color fliers handed out in a mile radius.) Her commission was 3%--$3500. I did make one mistake that cost me about $120: Verbally we agreed that the buyer would pay all hoa fees beyond the transfer fees. I didn't catch that in the contract, and they wouldn't agree to either that, or a split. Because that was what was in the contract.
So, going by the contract, they got one garage door opener instead of two, but I did give them all the window security bar wrenches, also not included in the contract. :mrgreen:

Would I do another FSBO? absolutely, but I will check the listing office more closely. In fact, it was a negative experience I had with the first one that made me look for a different one.
Again, many thanks to Josh and the folks here who made this possible for me to do.
:clap: :woohoo: :clap:

MAYBE, someone took them! :mrgreen:

Thanks for the vote! :mrgreen:
That is my service dog, Mira, pulling me on my bike--bikejoring! She's a Belgian Sheepdog.

Three very short youtube videos at
www.youtube.com/watch?v=VJs5hEaJuMI
15 sec - Nov 14, 2009 - short clip of Mira bikejoring, passing by the camera.

? www.youtube.com/watch?v=_PWtfSY-7Mg
2 min - Nov 14, 2009 -
and Mira Bikejoring Oct 2009? -
www.youtube.com/watch?v=f1GxYj3cgg0

Originally posted by Joel Owens:

Just so people know agents can see in the MLS that a flat fee person listed your property.

Yes. Not all agents read well. lol. The agent who brought the buyer did know, and had no problems with that.

2 things will happen.

Originally posted by Joel Owens:

The buyers broker will inform the clients they can come in with a lower offer as the seller is saving on the commission.

They did offer 100,000 and got an immediate rejection. Five weeks prior, I had originally listed it at 129K, based on neighborhood listings, particularly one across the street. Hers was listed at 145, and had been on the market 7 months at the time I listed.
Prices kept dropping-hard and fast. Days after I lowered mine to 119, she lowered hers to 136, with buyers choice of paint, certain flooring and appliances and still had no one looking.

Immediately after I rejected the 100K, the buyers countered with 115, and I took it. She then lowered her asking price to 125. She did get her house sold too, but the info is not yet available. She had a major addition I did not have, and with her inclusion of paint etc, maybe hers was worth 125. I bet she didn't get it. Since then, prices in that area have continued falling.

Originally posted by Joel Owens:

The buyers broker understands they will be helping the sellers and do twice the work for the same fee as the flat fee brokerage will provide limited help getting to closing.

I still do not understand how the agent is "helping the seller" and going to do "twice the work"
There was also no extra work for her on my side. Everything went relatively smoothly. I refused to buy a AHS warranty, which the agent insisted on, ( I did agree to split the cost of a different co, but the agent wanted AHS)so the buyer did. I also refused to have either a termite inspection or buy a termite police, so the buyers did.
After the offer was accepted, if she did have extra work, it was caused by the buyer deciding to get financing, rather than going cash.
All of my paperwork was done, complete, and in on time. She had no extra work from MY side.

Originally posted by Joel Owens:

This makes it a negative showing your property.

I hope she tells of her working with me and the good experience. She won't have a problem using another owner-seller based on our experience, and if she tells others, that opens the way for more.

Originally posted by Joel Owens:

Bottom line is the listing broker did not create the market or a seller overpaying in the first place. Using a flat fee company is not in many cases going to solve your problems.

But I did create the market--MLS, Craigslist, local advertising, other websites, just as a lister would have. I did not do an open house, as we all know they are for the agent's buyers lists...
The low price was a result of the damaged economy here.
Thanks for the opportunity to respond to you.

Several months ago a question regarding home warranties was asked. I responded with info about what is covered, and added my experience with American Home Shield: nothing but grief. I added that the city code inspector told me he had problems with them, that there is at least one lawsuit against them. That was all about two and a half years ago.
I'm posting this because today, July 25, 2011, I got a postcard in the mail: "This notice is being sent to all persons ...who made a warranty claim ...You have been identified as a possible class member...

"Plaintiffs allege that FNHW (1) caused denials of legitimete warranty claims, (2) performed temporary fixes...(3) overcharged customers...(4) refused to work on expensive claims..."
So, maybe I can get my water heater paid for after all!

Thank you all. I did get a local lister, and my house was on market just shy of 2 months, I think. It closed three weeks ago. I took about 23K less than what I had hoped to get, but prices are so bad here, it was a matter of getting out of the way of an avalanche. Less than 2 weeks after I sold, prices in my neighborhood dropped several thousand more.
I had considered renting, even had a pm agent come tell me what it might rent for, but I wanted it sold. I don't like that the price was that amount, but was not in a position to sell prior to that.

Thanks for your input.

Vicki, I am so sorry to hear of Jeramiah's cancer. My prayers and good thoughts are being sent to help you and him. Take care.

My thought of the stain remover is SO-O much easier. I think it will work.

I googled it and found this, along with other sites. At a glance, this one has several solutions.
http://www.wikihow.com/Clean-Tough-Stains-from-a-Bathtub

I found a really good toilet bowl cleaner at ACE Hardware, I think. About a quart, in a white plastic cylindrical bottle with blue print. I looked for it at Home Depot yesterday and did not find it, so I'm sure it was ACE. Worked wonders on the nasty toilet that was here when I moved in. That might do the trick. Directions for stubborn stains were to flush the water out then squirt this stuff on and let it set overnight. Worked like a charm.