REALTOR® – Ethics,  Training and Education,  Knowledge, Experience, Value, Access to MLS and Real Estate Marketing Tools –
Member of the National Association of REALTORS®, The Texas Association of REALTORS®, and the Houston Association of REALTORS® (or your local MLS) and upholds the standards, rules, and ethics of each organization. Licensed brokers and agents are required by law to put the interests of their client (that is you) above all others, including the broker’s own interests. This is called acting as a “fiduciary”.

Safety and Security – REALTORS® also have access to GE’s Supra Key Secure Lockbox that provides a significant increase in the level of security. They prevent someone, that does not have an MLS provided device or application, from opening the box and gaining access to the key to your house. Agents, that are not REALTORS®, do not have access to the electronic keyboxes and must use much less secure combination lockboxes. Anyone with the combination can gain access to the key inside the box at anytime of the day or night and can pass that combination on to others without your knowledge or consent. For more information about me, click here.

Real Estate Agent -Anyone that takes the licensing exam and passes it can get a license to be an agent. They must comply with the same TREC ethics code but do not have access to the MLS which is the primary listing site for real estate. Most Brokers like REALM Real Estate Professionals, RE/MAX, Keller Williams, Coldwell Banker, etc. require that agents be members in good standing with the local MLS (HAR for the Houston area), TAR, and NAR. An agent must have access to the MLS and a Supra Key access device in order to schedule and show houses that have a Supra Key lock box installed.

How much are REALTOR® commissions? They are negotiable, always. Many people think that there is some fixed amount that agents charge for selling a house but, in fact, there is no standard fee. All fees are negotiated between the agent and client and approved by the agent’s broker. Usually, the buyer client does not (and should not) pay the REALTOR® or agent anything. The seller typically pays the commission for both the selling and listing brokers. The brokers then split the commission with their respective agents so, the commission fee gets split four ways.

What do REALTORS® do to earn their fee?

• Boots on the Ground –  Your REALTOR®, will visit with you and make recommendations about the conditions, repairs, and upgrades necessary to help you sell your property for the best price, in the shortest time, and with the least amount of hassle. Your REALTOR® will do a detailed Market Analysis and explain what the data means so you can determine how much you want to list your house for.  Your REALTOR® will make sure that you have done the proper preparation for you and your property and help you fill out the seller’s disclosure, and any other necessary forms. Your REALTOR® will keep you up to date on information about showings, feedback from potential buyers, and any changes in market conditions.  Your REALTOR® will present ALL offers to you and provide advice to help you determine which offer is the best one based on terms and price. There can be lots of variables and challenges that come up during the sale of your property. Your REALTOR® will help you negotiate the best terms and price for your property. Your REALTOR® will attend the closing with you and follow up with you, after the closing, to answer any questions, or deal with any issues, that you may have.
•  Purchase a Vehicle that is safe, reliable, (expensive), and is suitable for property tours with client families aboard (and keep it clean and in good condition.
  

  The car that I really wanted to buy!

• Drive, drive, drive… REALTORS® rack up lots of miles each year. Rain, shine, sleet, or snow. No holidays off. Mail carriers have nothing on agents. We have to go, no matter what the weather is, no matter where the property is. Property tours, area evaluations, inspections, delivering the earnest money check to the title company, (no matter where it is) and delivering the option fee check to the seller or listing agent (never to the title company). Open houses, builder tours for new subdivisions (although they usually feed us).
  

  The car that I had to buy, for the business.

• Maintain reasonable hours for business (like 6am until 8pm or later, 7 days per week) as determined by my schedule and my clients’ needs. I work with shift workers and have to be flexible with my working hours. My typical work day begins with coffee and breakfast at 5am, checking emails and calls from clients, vendors, lenders, title companies, etc., while having that coffee and breakfast and working on my website. Next I check my schedule to see what is in store for the day, so far. Planning property tours (with multiple clients), open houses, closings, attending builder tours, inspections, scheduling professional services, educational classes. Hitting the road to the office or to the location of the first property on the day’s tour, or closing at the title company, or to a training class for legal updates or for changes updates or a refresher, or other business related appointment. Showings are generally not possible after about 7pm so I am back at the office (that never closes) or on my way back home. Next is the paper work related to the days schedule. Prepare of review purchase offers. Review emails, phone and text messages, etc. I always have my cell phone and laptop so do many of these things throughout the day.
  
  
• Keep up to date with technology and changes in the law and market conditions by attending seminars, conventions, and continuing education classes. This is a list of the Continuing Education Classes that I have attended. Much of this is required and some is optional, but necessary, to keep up with the challenges that we face in the industry.
• Keep current with memberships in professional organizations like HAR, TAR, and NAR , as well as their respective publications and news letters.
• Educate their clients and be their guide in helping to determine an accurate sale or purchase price for a given property.
• REALTORS® also help buyers and sellers understand market conditions so they get a good value for the sale of their property and don’t overpay when purchasing a house.
• Educate their clients on how to prepare their property for sale without wasting time an money by doing the wrong things or by not doing the right things.
• Educate their clients on the things to look for when looking to purchase a house.
• Marketing property for sale by hiring a professional photographer (at the REALTOR®’s expense) to take high quality photographs that show off the best features of the property without distorting the photographs to mislead potential buyers.
• REALTORS® list the property for sale on the MLS once it is ready to be shown to prospective buyers.
• REALTORS® help keep the seller’s property secure by using secure, electronic, lock boxes that only a member of the local MLS can open.
• REALTORS® use a showing service to help the sellers with the showing days and times and to eliminate unexpected interruptions by people showing up at the property without a preapproved appointment.
• Keep the buyers and sellers up to date on market conditions and sales prices of comparable properties in the area.
• Help buyers and sellers locate and evaluate professionals service companies and find information on repair and remodeling costs.
• Help buyers and sellers evaluate prepare review purchase offers and assist in the negotiations to get the best terms and price for a property.
• Work with buyers and sellers to review closing documents, like the Title Commitment and Settlement Documents, and help them to understand what closing costs are and how they are used.
• REALTORS® attend the closing and help coordinate the transfer of the property.
• REALTORS® get paid, by their broker, last, after closing and funding of the sale has completed.
• REALTORS® commissions are paid to the brokers, by the sellers. Buyers never pay the agent anything. All of the time that the agent spends driving around, with the buyer client, and with work behind the scenes is without pay. REALTORS® only get paid when and if the sale closes.

 

Most of the work that a REALTOR® does is behind the scenes, without getting paid. It has been estimated that, on average, a REALTOR® spends about 9 hours of work, behind the scenes, for every single hour working directly with a client and spends about 100 – 200 hours on each sale. Keep these things is mind when you are negotiating with your REALTOR® about their fees.

SELL YOUR HOME YOURSELF. I WILL HELP YOU, FOR FREE!  Use my Guide – There is absolutely no reason why you cannot handle the sale of your house by yourself (with my help). You can sell your house and avoid real estate Brokerage fees (and get paid less for your house). You just have to be willing to learn how to do it right, have the time, and be able to deal with Listing, Marketing, Preparation, Scheduling and Showing. Since about 88% of buyers use a real estate agent or broker. NAR Home Buyer Statistics 2013-2014  You will need to know what you need to do to get your house ready to show, what to disclose in the Seller’s Disclosure of Property Condition form, find out how to list the home and where, take your own photographs or arrange for a professional photographer yourself, get the appropriate forms (there are more than 100 TAR forms and TREC forms and Notices) and fill them out correctly. Don’t worry about the TAR forms since you have to be a REALTOR® in order to be able to use them. You also have to be able to evaluate and negotiate the offers and terms in the contract. It would be helpful if you become familiar with the Texas Property Code Regarding Conveyances.

Can you save money by selling your house yourself? Yes, maybe, if you have the time, know what to do, and do everything right. According to the National Association Realtors, sellers that use a REALTOR®, sell their houses for considerably more than someone that sells their house by themselves for a variety of reasons. You can sell your house yourself (probably for substantially less than would like to) or you can pay a REALTOR®, get more for your house and have an expert do it for you.

I have a good explanation and guide to Selling Your Home Yourself right here. A good place to start is to find a REALTOR® that is willing to work with you by providing advice and helping you to successfully sell your house at no charge. If you need some help or advice, fill out Contact Me  form and let me know something about your property and what concerns or questions you have.

The following table list the difference in being a client and a customer of a REALTOR®

Customer (not represented)	Client (represented)	Discussion
Honesty	Honesty	You should always get honesty from your REALTOR®. It's a Requirement!
Loyalty to Seller's Needs	Loyalty to Buyer's Needs	Real Estate Agents and REALTORS® work for Sellers unless you have a Buyer's Representation Agreement with the REALTOR® or agent.
Relay to seller all information received from buyer	Keep All Information Confidential between the Buyer and REALTOR®.	REALTOR® must tell All to Seller unless your have a representation agreement
Focus on our seller-clients needs In selling; limit property to MLS only	Consider alternative solutions in finding property to fit the buyer's needs	More willingness to show properties, including non-MLS properties, since it it more likely that the REALTOR® will actually get paid for the work that they do.
Less attention given in searching new listings.	Given first opportunity to view new listings and spend more time in finding properties by various means.	Send emails showing MLS listings for Customer and Show MLS and other Properties to Clients.
Disclose just material facts regarding properties discussed	Full disclosure of all facts and pertinent information	Do lots of Research into the Pros and Cons of Each Property for the Client and Only the Basics for the Customer.
No advice regarding property, only the facts	Advice and opinion along with facts; Educate the Buyer to Make a More Informed Decision	Remember, the agent or REALTOR® represents the Seller unless you have a Signed Representation Agreement.
Get the best price for the seller and fulfill the sellers needs	Get the Best Price and Terms for the Buyer Client.	Remember, the agent or REALTOR® represents the Seller unless you have a Signed Representation Agreement.
Cannot give a Comparative Market Analysis" CMA unless it supports the seller's listing price	Provide as Much Information as Possible, on Comparable Sales, in order to Help the Client Determine Their Best Offer.	Market Value is determined by an Appraiser and Not By REALTORS® or Agents. A Comparative Market Analysis shows the Sold Price of Similar Properties Near the Property in Question.
No price counseling	Provide price counseling as well as some creative ways of making the offer more appealing and reducing your out-of-pocket expenses.	Remember, the agent or REALTOR® represents the Seller unless you have a Signed Representation Agreement.
Suggestions made regarding financing or any other terms must benefit the seller	Suggestions made in buyer-client's best interest	Remember, the agent or REALTOR® represents the Seller unless you have a Signed Representation Agreement.
Negotiate on behalf of seller	Negotiate on behalf of Buyer	Negotiation of price and terms are valuable tools of the experienced REALTOR®
Attempt to strengthen the seller's negotiating position	Attempt to strengthen the buyer's negotiating position	As a Client, you can take advantage of the skills and knowledge that your REALTOR® can provide you.
Attempt to solve problems and close the transaction to satisfy the seller	Attempt to solve problems and close the transaction to satisfy the buyer	Explore various ways to handle problems that benefit the buyer client.

If you have any questions about this, contact a real estate attorney for more information. If you would like more information, click on the Request More Information link and fill in the information on the form.