Hello newontarionian,

How are doing today? I really enjoyed reading your post and comments you made. I totally understand where you coming from and sounds like you have a great attitude about things and are going to make a very smart home seller. Such a good thing!

The most important thing starting out is to see if you would buy the home yourself and I guess that's a "YES"! I love that you wrote that in there. Tells a bunch!

Here are my thoughts:

1. I think personality is going to be a very important part based on your post above. Makes life easier on both parts and just gives good energy. How do they present themselves?
Dress? etc... Due they fit the part? Can you see them bringing quality buyers? Can you see yourself having them sell your house or better yet would you use them to purchase a house?

2. Besides the newspaper & internet, what other forms of advertising due they use and what is the budget they allow for a home in your neighborhood. Also, ask them to tell you a story about something crazy they did to sell a previous home they had trouble moving. Not only will this give you a chance to hear some creativity but also see how they speak and translate information at the drop of a dime because this is how they will be speaking to buyers most of the time.

3. As they look over your home see how well they inspect your home and the detail they inspect it with. Are they taking notes? Are they asking you questions or raising any issues with anything? You know the issues with the home, see if they pick them up as well. You want someone who will not be afraid to bring up an issue with you they may have or are they just after a listing.

4. Have they sold any homes in the neighborhood before and at what price range? If so, where? Their buyers or sellers may have friends who love their home or neighborhood and looking to move close as well. More QUALITY buyers for yourself maybe!

5. How many exclusive listings due they have at the moment and the length of time they have been on the market? To many listings means less time for your home.

6. You have a price in mind for your home, what would be their listing price? Have them justify why they would list it at that price? Ask them about the comp's in the neighborhood and if they have been their in person to view?
The most important thing is to know the inventory inside and out. How detailed do they describe the other homes. If they tell you they have windows and floors or it's nice, their probably not telling you the truth. You'll know!

7. Due they have their own website? If so, check it out and see how professional it looks? How's the quality of their business card? Sounds kinda snobby, but tells you lots!

8. Do they belong to any organizations in the area? Clubs? Charities? etc..? What do they do in their off time? You want someone who is connected and get the word out and not someone who is going to sit back and wait for buyers to come to them.

9. Most important part? Commission? What percentage are they asking for? Is it %6? 3% buyer / 3% seller? What's their deal? Will they do it cheaper? (This is huge, let me explain). How do they approach the commission subject?

10. Do they watch any HGTV or TLC? What are their favorite shows? This can give you an idea of their style and ways they may change your home to show better?

11. Ask about a recent housing article in your local paper?
Did they read it? As soon as you know more than your agent does or the buyer knows more? Why do you need them? They will just be in the way. A Great agent in my eyes knows their stuff, the neighborhoods, the restaurants (what's on the menus) everything that is going on around them. This will provide GREAT VALUE if used correctly with potential buyers.

Here's the theory when it comes to the commission part. Keeping the commission at 6% will give you the most action from other agents to bring buyers. Dropping it down to 5% or less than other agents will show their buyers the homes they are making the most commission on first and maybe your home will be last on the list or last resort. Not really a good position for yourself. That will be your choice. Also, will the agent due it at 5% if he brings the buyer as well and save you a percent since another agent is not involved?

OK, last part! Play a little trick on the agent and see the true colors! Tell the agent you will give him or her the "EXCLUSIVE" (say that part a touch slower)listing if they are willing to due it at 4% or even 5% right from the start? If they jump on it right away! PROBLEM!!!!

If they are willing to take money out of their pocket that quickly that feeds their family and puts food on their kids table, how quickly are they going to give your money away?

This is your home and holds the most value for a family. You want the agent to get the best price possible. Sure, sometimes homes prices have to be dropped but if the home is priced correctly to the market you shouldn't have to.

Again, the market determines the price of the home. Yourself as well as the agent are trying to price it at the start effectively. Priced a little under market value and you'll find more buyers in your home and the price will usually rise due to multiple bids. Overpriced and buyers will stay away and Open Houses will be empty.

Also, depending on what you want to list for, the amount it's listed for can effect other agents and buyers. Your price needs to stick out from the rest. Let's say it's 500,000 or 495,000. Agents and buyers may look at tons of listing and that price and it's easy to pass by. It blends in with all the others. Example: 496,750. A bit different but gets you between those other numbers and will stand out. Also, makes it appear you may have had a offer on the house that may have fallen apart and your looking to get what someone offered. It's a little something that really works and builds more value from the buyers side.

Well, I hope this gives you some ideas to look for. I own a International Real Estate business which deals with Very High End homes so I'm speaking from personal experience but regardless of the price of the home I wouldn't want anything less in an agent.

Ideally, I think you'll know inside when you found the correct one. To be on the safe side, ask the agent to put a clause in the contract that you can back out at anytime. If they are good and honest they should have no problem doing so. Of course, if a buyer they may have showed your property to ends up buying the home after you split ways they are still entitled to the commission base on your state laws.

Please let me know if you have any questions, I'll be happy to answer any.

Cheers!

If you want more than one picture on Realtor.com make sure that you hire an agent that subscribes to enhanced listings on Realtor.com

Make sure you get someone with a lot of energy who will go the extra mile to help you sell. I think open houses can help, creative advertising is a plus, someone that is organized is important. You want to feel like this is the only home your realtor is selling (but you want your realtor to have other good listings!)You need someone that knows your area very well and has good networking skills.

Ok - first thing you will notice from a realtor is the hollow and fake sounding conversation and compliments....

I digress. IMO - do flat fee and pay for MLS. The buyer's agent is showing your house - not the listing agent. 80% of all homes are seen on the internet first. If you have staged it well, that is half the battle. Next is price - comps are easy in some places and not others.

I'll tell a story that some people might give me a hard time over. We were selling my wife's old house that we had rented out for a few years. A nearby house with almost the exact sq footage etc was for sale. We clicked on the "see this house" button on an internet site. It turns out that some random agent (from the website we were on) showed us the house. But - she pulled both closed and listing comps. So our comparable analysis was done in no time at all. We didn't change our price on this analysis but it was nice to see.

That rental house sold at 98.5% in 2 weeks and our personal house sold at 95% in 2 months ... flat fee MLS in August and Sept of this year. Not to brag....

Now - if you are in Canada - things do seem a bit different up there. The listing agent's role may be different.

please forgive me for not responding before now. when i wrote my original note, i hadnt realized that my husband would totally rearrange our computer area .. which now looks amazing, organized, uplifted and totally yummy (if i do say so myself lol).

i am more than delighted to have read your intelligent and very savvy responses to my hopes to acquire the best real estate agent for selling our home.

no doubt, every suggestion will be underlying our interviews with agents!

thank you again
diane
:-)