A disconnect that will sometimes occur when a Scottsdale Real Estate consumer lands here on the Scottsdale Property Shop site, not all of the properties you see listed for sale here fly under the banner of Realty Executives. Matter of fact, of the forty some thousand home listings that you can trawl in our home search engine on a given day, only a handful are likely to boast a Ray and Paul Slaybaugh sign in the front yard.
So what gives?
When you land on an individual Realtor’s website, the home search results display the feed from what is referred to as an “IDX” solution. Technical aspects aside, this is essentially a streamlined version of the local MLS for public consumption. Brokers have the option of opting out of the IDX agreement, thus not allowing their listed properties to be displayed on the sites of competitors and aggregators (Zillow, Trulia, Realtor.com, etc). As such posturing would be tantamount to internet marketing suicide for a brokerage on behalf of its seller clients, however, few and far between are the active brokers who do not participate in the open proliferation of their listing feed. There are rules and prohibitions in regards to what information can be displayed, etc, but by and large, this allows the consumer to visit most any Real Estate site with a capable IDX solution to view inventory.
Where misunderstandings can crop up is at the intersection of convenience and marketing. You go to Google. Type in the street address of a property you saw (forgot the name or number on the sign) or some specific criteria such as “3 Bedroom Homes For Sale in McCormick Ranch.” If an agent has a search engine friendly IDX solution (such as yours truly), you land on his/her site. Plastered next to all of the property information you seek is the agent’s smiling mug and contact information.
This is not necessarily, and most likely not, the listing agent.
If you scroll way down to the bottom, you will find the slightest nod to the brokerage that has the home listed for sale, but all of the contact information will be directed to get you to pick up the phone and call the agent that owns the site upon which you just landed.
For some of you, this is neither here nor there. You just want the property information and don’t give a fig who provides it. If the property looks interesting, Bigfoot himself could show it to you for all you care.
Where it can become an issue is when the consumer has specific reason to approach the listing agent directly. There is typically an awkward silence, followed by a mild rebuke at a perceived misrepresentation. To this house hunter, I say you found me just in time. Why? Because if left to your own devices, you would have unwittingly blundered right into the lion’s den with no representation.
Perhaps you think the listing agent will be a more direct conduit to the seller. Perhaps you think the listing agent will have more information to provide regarding the property. Or perhaps you think the listing agent will willingly cede a portion of his commission with no other agent involved in the transaction, ultimately saving you money on the purchase.
Were I better at HTML coding, neon lights would illuminate this next sentence.
THE LISTING AGENT REPRESENTS THE SELLER.
THE LISTING AGENT REPRESENTS THE SELLER.
Whatever seemingly helpful information the agent provides, make no mistake that it is his fiduciary obligation to separate you from as much of your money as possible on the seller’s behalf. And he does this for a living.
When shopping for a new home in Scottsdale, it is not possible to overstate the value of the internet. In addition to the tools and resources that are more available to the consumer than ever before, it could just be the chance encounter with a local agent’s IDX search that proves most fortuitous. Contacting the floating head next to the listing that interests you might be the thing that saves you from overpaying or getting embroiled in transactional hell on your purchase.
No, the listing you are looking at is most likely not mine. For that you can thank your lucky stars. I’m quite adept at squeezing money out of buyers for my sellers. Since the shoe is on the other foot, let’s go get you that house for a price that will make the seller limp for a month.