Hiring a Listing Agent

Valerie Bomberger

I, Valerie Bomberger, ABR , AHWD at RE/MAX Harbor Country have devoted my time to perfecting a career in real estate service. Continuous education, market research, and vast experience are combined with an excellent team of real estate professionals to help you sell your home quickly. I will take care of all the everyday real estate transactions for you.  This lets you concentrate on your full-time job, while I do mine.  I will guide you through the home selling process and exclusively represent your interests as I help you sell your  home, present you with a contract offer, negotiate the best deal  and close on selling your  home! My goal is to provide you with expert, caring, and candid advice throughout one of the most important transactions of your life. This is my commitment to you.

If you’re planning to sell your home, it’s probably crossed your mind to try to sell it yourself and save the sales commission. But, there are some very good reasons why that would be a mistake. According to housing industry experts at HomeGain.com and Realtor.org, more homes listed by real estate agents are sold than homes marketed by owners, and they sell more quickly and for more money. Homes listed by real estate professionals get more exposure and their sellers get more support. Real estate professionals offer many advantages:

  • They’re trained and licensed professionals.
  • They have experience in your neighborhood and your market.
  • They have oversight from brokers and state licensing officials.
  • Their job is to advise you on the best way to reach your goals.
  • Their continuing education keeps them up-to-date on housing issues.
  • They know how to present your home and deal with buyers.
  • They know how and where to market properties.
  • They know how to overcome problems that occur in all transactions and closings.
  • They understand state-required disclosures and look out for your best interests. 
  • They understand personal safety and security for your belongings during showings.
  • They know resources to make transactions go more smoothly, from bankers to home stagers to contractors.
  • They have the most accurate data sources – the MLS, the only data repository that has the most up to-date listing and sales information.
  • They know how to negotiate.
  • Their job is making real estate transactions successful.
When you market your own home, you have to make the time to do all the jobs a real estate professional would do, and you’ll be competing against other sellers who have real estate professionals by their sides. If you can’t leave work to show your home, or you feel it requires more knowledge and experience than you have, you can’t go wrong by hiring a well-respected real estate professional. If you have questions on the home selling process please contact Valerie Bomberger ABR , AHWD with Re/Max Harbor Country. 

I am often asked what a Seller Agency Agreement and Listing Agent are?

A Seller's Broker/Agent  acts  solely on your behalf and owe duties to you as the seller, which includes good faith, loyalty, and fidelity. The agent  will negotiate on behalf of, and act as an advocate for you, the seller.  You as The seller are legally responsible for the actions of the Broker/Agent when that agent is acting within the scope of the agency.  By law the Broker/Agent must disclose to buyers or tenants all adverse material facts about the property known by the Broker/Agent.  A separate written listing agreement is required which outlines the duties and obligations of the parties.

The “listing agreement” is a contract between a real estate agent and a home seller that says that the Broker/Agent has the right to list (advertise and handle the sale of) your house. It’s important to understand the terms of the agreement, because you’ll be bound by them, and while a listing agreement is good for us, because it obligates you to work with us for at  a minimum amount of time, it also protects you, as the seller, by explaining Broker/Agent responsibilities and what you can if I do not meet them. 

There are three top types of Listing Agreement

  • Exclusive Right-to-Sell Listing -The most common listing is the exclusive right-to-sell listing. The agent has exclusive right to a commission by representing the seller. The agent can either find a buyer or another agent can find a buyer. The seller pays a listing agent commission and the buyers agent commission. The seller cannot sell the property themselves without paying a commission, unless the contract notes an exception.
  • Open Listing - Open listings are non-exclusive agreements that let the seller sell the home by themselves. The seller can have an open listing with more than one agent's broker. The seller pays only the agent that brings the buyer that the seller accepts. This means that the seller will not pay a listing agent. The seller only pays half of a normal commission to a buyers agent. 
  • Exclusive Agency Listing - With an exclusive agency listing the agent represents the seller. The seller has the right to sell the property themselves  and not pay a commission. The agent is free to work with another agent and the second agent could find a buyer whose offer the seller accepts. Both agents get a commission.

Understanding How Agency Works For Realtors

We believe that it is important that both buyers and sellers understand how the Real Estate Brokerage relationship works. 

​Broker has several meanings in different situations. Most Realtors are “agents” who work under a “broker.” Some agents are brokers as well, either working form themselves or under another broker. In the mortgage industry, broker usually refers to a company or individual that does not lend the money for the loans themselves, but broker loans to larger lenders or investors. As a normal definition, a broker is anyone who acts as an agent, bringing two parties together for any type of transaction and earns a fee for doing so.

​Real Estate Brokers and their associates are required to disclose any relationship they have with the buyers in a real estate transaction. There are several types of relationships. You should understand these at the time a broker provides specific assistance to you in buying real estate. Buyer’s Agent and Seller’s Agent relationships carry with them legal duties and responsibilities for the broker as well as for the buyer and seller.

​A Buyer’s Agent acts solely on behalf of the buyer and owes duties to the buyer, which includes the utmost good faith, loyalty, and fidelity. The buyer’s agent will negotiate on behalf of, and act as an advocate for; the buyer. The buyer is legally responsible for the actions of the agent when that agent is acting within the scope of the agency. The agent must disclose to sellers all adverse material facts concerning the buyer’s financial ability to perform the terms of the transaction and whether the buyer intends to occupy the property. A written Exclusive buyer’s agent agreement is required which sets forth the duties and obligations of the parties.
​A Seller’s Agent acts solely on behalf of the seller and owes duties to the seller, which includes the utmost good faith, loyalty, and fidelity. The Sellers agent will negotiate on behalf of, and act as an advocate for; the seller. The seller is legally responsible for the actions of the agent when that agent is acting within the scope of the agency. The agent must disclose to buyers or tenants all adverse material facts about the property known by the broker. A separate written listing agreement is required which sets forth the duties and obligations of the parties.

​Dual agency is a real estate term that refers to one listing broker representing both the seller and the buyer. Dual agency is not legal in all 50 states. This agent would receive both the buyer and seller commission. This is referred to as a double-ending transaction. A double-ending transaction can happen even if the buyer is represented by an agent other than the listing agent if that agent is also employed by the same broker. An agent acting as a dual agent may not disclose confidential information to either party. The drawback to a dual agent is that the agent is not acting in just your best interest. It’s not possible for the agent to get the highest price for the seller and the lowest price for the buyer because the agent has to be hands off.

Let’s Talk Realtor® Commissions
Buyers ask me  all the time about how I get paid and how commissions work. By Law all fees paid in a real estate transaction must pass through the broker. Only a real estate broker can pay a Realtor. Brokers pay the agents, typically as part of written independent contractor agreements.

Commissions paid by a seller are divided : About half going to the listing side and the rest to the selling side (buyers) ; it’s not always a 50/50 division. To understand who pays real estate commissions — whether its sellers or buyers or both — first take a look at how realtors are paid and how they share. Divisions vary; new agents can receive as little as 30% to 40% of the total commission received by the brokerage. From that amount, other fees may be deducted such as advertising, sign rentals or office expenses. Some Top producing realtors might receive 100% and pay the broker desk fee. Everybody else falls somewhere in between. How realtors are compensated by the Broker is important and often misunderstood. Splits vary among brokers, depending on the policy and production. Commissions are not set as standard and are covered by Antitrust Law cannot be discussed between Broker to Broker. The most common type of listing agreement between a seller and broker gives that broker the right to exclusively market the home. In return for bringing a buyer to the table, the seller agrees to pay a commission to the broker. Typically, this fee is represented as a percentage of the sales price and is shared between the listing broker and the broker who brings the buyer.

All real estate licensees are not the same
 Only real estate licensees who are members of the NATIONAL ASSOCIATION OF REALTOR® are properly called REALTOR®. They are committed to treat all parties to a transaction honestly, subscribes to a strict code of ethics and is expected to maintain a higher level of knowledge of the process of buying and selling real estate. An independent survey reports that 84% of home buyers would use the same REALTOR® again.

There are three reasons you should let me represent you as a real estate listing agent?
  • Expertise
  • Professionalism
  • Perseverance
Selling a home  can be a stressful and emotional experience. I’ve been professionally trained, am knowledgeable on current market conditions, and I’m dedicated to bringing you quality service. You can count on me to give you the necessary expertise, the right guidance, and the best service available.

Let Valerie Bomberger, ABR, AHWD with REMAX Harbor Country help you in the Home Selling process. 

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