My mate Mike used to be a real estate agent and he has strong views on what is wrong with the current system. Here is a verbatim post of his thoughts on the subject:
“The current system is broken, agents are often fucked but are generally also fucked over, working for commission only, primarily they only get paid if you sell and they lose money if you don’t. Its a shit of an industry.
The way Agents are treated by both buyers and sellers mean invariably they need a very thick skin and must be prepared to apply high pressure to bring buyers and sellers together to close deals, they need to be emotionally detached from the result. A combinations of market forces means the agent often has to act in a way that no one likes to get a deal done.
Sellers are blinded to the value of their property and buyers are universally looking to get a bargain.
John McGrath once said to me that every market in Australia is the same, the seller thinks their property is worth 10% more than its true market value.
I used to hate auction but I am now a believer I think it should be used for all sales in all but a few high end specialist properties and even then it can bring a few buyers into competitive tension.
The auction puts a timeline on a sale process, if you are a buyer and like it you have to make a decision. Buyers don’t like this and it is in the vendors best interest as it really does encourage competition.
You would think this would scare buyers away but they will often be trying to get a deal done before the auction which I would be pushing hard (in the last 6 months I sold real estate I did about 6 like this and not one of them got to the auction day)
When you sell by private treaty there is no sense of urgency. The buyers don’t feel pressured. They don’t have to make a decision.
Time passes, Vendors get really tired of Saturday inspections by week 8, Vendors hate it and want to take it off the market, as they think the market is flat (in most cases its not), the lofty price ambitions are distant dreams.
The biggest mistake most Agents make is they cant tell the seller the truth about what the buyers think about the price of their property. In many cases if they do they either don’t get the listing or get sacked.
I have seen this go on for years which is in no ones interest (one property I sold I was the 3rd agent over 2 years, the previous two had let the buyer think they could get about $800k more than ANYONE was willing to offer for their terrace and that was before any building inspection revealed it was falling apart).
Time and time again I have seen properties over priced by 10-100% (yep, one falling down property with a view down in Mosman Bay, still isn’t sold 6 years later)
Vendors are their own worst enemy. In many cases they present a shit product, they significantly over price, are blind to the evidence of the markets activity (including seeing better properties sell for the same or less) try to list quietly to test the market (this is just crazy)
Extended time on the market means that inevitably the price degrades as everyone wonders what is wrong with it. (in many cases it was just overpriced)
If you don’t get it sold at auction, it gets stale and the price only goes down, its rare to get the best offer after an auction (the only exception to this is properties where the price is so high or the property so unique there isn’t a functioning market i.e. the buyers have stopped buying which often happens in top end property every few years)
While the current system is broken, it is by all accounts better than existing systems in other Western countries, the UK is a shit-fight and the US pays brokerage on both sides of the transaction and in some cases both seller and buyer are paying the same broker.
Your statement “Remember people pay what they can afford in a real estate transaction” is not what I have experienced.
People pay whatever they can get away with and are almost universally seeking to get a bargain until they realise they are about to miss out.
No one says lets offer above market price for this property (for one they want a bargain but more importantly they don’t know the market price until there is a competitive process to find it), the rare occasion is when a buyer just has to have it and either uses price or speed to get it, both a good result for the vendor.
In almost every transaction I saw the buyer had a little or a lot more in the tank when push came to shove, especially when there was competitive tension.
In almost every transaction I saw a buyer who believed the market was wrong about the price of their property.
This is where a negotiator/agent is the only way to get the best price and to get a deal done, a website is not going to pick up the phone and grind away at 20 interested parties until they have the best deal or meet with the best buyer for a coffee to convince them to make a higher offer to get the deal done or as I did in one stalled deal sit the two parties down for a beer and talk to them about the deal together until they shook over the table.
Except in the case of the top end where the market does stop buying for 6-12 months or if there has been a massive market shock ie recession almost none of the markets will be significantly different in 12 months, so if you didn’t get what you want now, its not going to be much different in a year.
But again the current model is broken, most of the agents are sub economic and earn less than the average wage, its only the top 5% that make very good money.
There has to be a better alternative and a web model is part of it, but I don’t believe you can discount the agents role in running a competitive horse race and squeezing every last dollar out of the buyers and at the same time providing evidence to the seller about what the market is really willing to offer (this is where most agents suck)
A good deal is where both parties are equally happy/unhappy about the price they got…..”
A 3rd party with skin in the game to get a deal done is pretty well the only way to bring them together.”