Sylvia Barry, MARIN, S.F. North Bay Real Estate

Hi Billy:

I am in a hurry to go - appointment and open house, but I want to stop by quickly because I really don't want you to feel sorry for me, not my purpose for posting below.

Don't worry about me, I did not write this to get sympathy, but just want to have buyer beware - These are very good people but they were just enticed by certain things which they thought they'd sure get a great deal on. I don't blame them they want to get the best deal, just like all of us. I feel bad for them because THEY were the ones who got burned, I am sorry to say.

The tiered compensation will be difficult to say, who is to say a certain percentage is the best for a certain deal? is 10% really a great deal or is 20% a great deal? Each transaction is different. Sometimes, just finding and getting the house is the best deal for this one buyer.

The proposal sounds good but I don't think it'd work very well realistically.

Sylvia - Earlier today

Hi Sean:

There are agents who will offer rebates that are good, but there are some that is how they get their business, sometimes from under other agents. I only have true stories to tell.

One was actually my buyer, whom I showed many properties, and then suddenly stopped calling me right after I emailed him a perfect property. I called him and he said his job was in danger and decided not to buy. I watched that property went into escrow quickly and found out that indeed he bought the house. I called him and he was relieved that I found out - yes, he said felt very guilty - He actually told me that his agent said I would never found out. HA! … He said that when the agent offered him a $5,000 rebate, he decided to stay with me because I was worth that additional $5,000, but when the agent offered $10,000 rebate, he could not resist. Well the kicker is, he offered full price, $30,000 more than I would have suggested. I told him that.

The other two are my listings and I dealt with discount / rebate agent,

One buyer who worked with an agent who belongs to a nationwide discount brokerage kept on emailing me while negotiating credits for repairs. I told both him and his agent that I represent seller and he should talk to his buyer agent. Turns out his agent did not give proper advice and negotiate for him. The company had to send the broker out for walk through, settled on certain terms with their buyer at last minute before buyer would sign off. The agent actually told me during the transaction that the buyer should not complaint because of the rebate. The buyer called me a year ago when they were thinking about selling. I don't think he thought the discount company was worth the rebate and settlement they got.

One other buyer was represented by a mortgage broker/agent who gives rebates. I was personally amazed by how she did not negotiate for certain repairs when inspection time came. It also amazes me at how quickly you can tell by the tone of voice and emails on how desperately she wanted to close the deal. The agent's brokerage is a firm in a different area in the Bay Area and from what I saw, she did not know much about a lot of things. I think the buyer thought he got a good deal because of the rebate but he really did not know the kind of credit he might have gotten if his agent had the knowledge and tried harder on his behalf.

Many things I would not have done or I would have done much differently if I was those buyers' agents. I have other stories, but that's that for now and you be the judge.

Sylvia - Earlier today

Hi Jared:

First, I only read your two questions, so here is my answer - If I am a listing agent of a property, and you called me to see the house. I would ask if you have an agent, if you do, than I will ask why your agent can not show it because it is your buyer agent's job to show the property - part of why I split the commission with him. If your agent is out of town or if you told me you don't want to trouble your agent, I might not like to, but I will still show the house to you - My goal as a listing agent is to sell the house and not to show the house to a potential buyer because I don't like how lazy your agent is, is not good enough reason for me.

If you don't have an agent, even if you are still looking around, I will go and show the house to you. Again, my goal is to sell the house, and who knows, this just might be the perfect house for you and you will want to buy this house. It happens! On top of that, maybe you and I will click, and you will decide to use me as your buyers agent even if you don't like this house, that would be a big bonus.

So, no, I don't understand why a Listing Agent refuses to show his listing under any circumstances. Our primary goal is to sell the house!

And you should look for a buyer agent - it amazes me to hear people say that they don't want to 'trouble' their agent while they are looking around. One of a buyer agent's biggest job is to guide their clients through the maze of purchasing a property - including but not limited to getting them started and helping them eliminate many and eventually selecting the one. That should not be a 'trouble' if they want to earn their commission.

And yes, I do work with my client for a year or more, but when they found their house, ,they know that's the right one.

Sylvia - Earlier today

Speak for yourself . I don't have any more details either. ;-) - Yesterday, 23:24

Jed is right. Even if your brokerage feeds to Trulia automatically, it may take a day or two to show up - depending on when your brokerage run the job for the feed. So you may want to check back a day or two later.

However, if you check with your agent, and the brokerage is not doing that currently, you can ask your agent to submit the listing manually via Trulia.

Good luck,
Sylvia - Yesterday, 12:11

Our MLS allows us to note the style of the homes and that's where it is noted, Manufactured and Modular/Mobile. Although it's a bit different because Modular home can be contructed on a regular homesite or at a mobile homesite.

However, sincer there are not many of those in Marin, or probably, anywhere, I also remember seeing an owner has to get special approval from her town / neighborhood to build a luxury modular home; and I am talking about LUXURY home, I wonder how much statistics are out there for comps.

Sylvia - Yesterday, 11:32

Hi Ram:

Your profile and question do not say where you want to buy.

On our MLS in Marin,CA; we have a special category for Modulars homes and we do comps specifically for those. You want to be careful of module homes because there are other fees associated with that.

My suggestion is for you to talk to a Realtor in your local area. They will be able to not only provide you with a comp for modular homes, but the trend in your area - whether Modular homes will be good investment in the long term.

Sylvai - Yesterday, 08:46