Homeowner calls agents "ambulance chasers"

Dear Miki:I read your column every week and thoroughly enjoy it. Here is my question. I think it would be excellent for the paper because agents and sellers should see it.Near the end of 2005, we put our house on the market. Although we had a Brokers' open house the first week and the feedback was excellent, almost no one came to see the house. It was on the market for a few months and the agent held several open houses. Still only a couple people looked each week. In over four months, we had less than 25 people through our home. We were not unhappy with our Realtor and understood the market had stagnated. Our house was regularly in the newspaper and was advertised well. It was on MLS complete with a virtual tour and photos. The feedback that we did receive was very good, and no one had complaints about the price (that they mentioned). It was disappointing, and we eventually took our home off the market.However, as soon as we did, we were inundated with phone calls and mailers from agents telling us how much better they could market the home, that they had the buyer for us, etc. Several of them were from 20 or more miles away, as well as agents here in town. It was extremely irritating. I made a list of all that we heard from so that I could remember who NOT to do business with.The commission is the same whether representing the seller or buyer, so all the people who never showed anyone the house can now magically sell it? Hard to believe! I see these agents as "ambulance chasers," and was very unhappy with their marketing tactics. I have been in the sales industry for more than 15 years, So much of my business is built on referrals and satisfied customers. Nothing is more important than making sure clients are happy, so they tell others about the positive experience they had and refer their friends and family to me. Why do these agents market this way and not put more effort into referral business? I was very displeased and am still receiving mailers. I don't want to be on their mailing lists!If you print this, please withhold my name.AnnoyedDear Annoyed:Darn! How am I gonna get you off Realtors' phone and mailing lists when you want to remain anonymous? This was your big chance to advise all the readers who are real estate agents not to bug you anymore, but not to worry.If an agent comes to your unsold house, shake this newspaper column at them, as if they were puppies in training and scold soundly with "Don't you read "Ask Miki?"And when agents telephone, crack the paper over the mouthpiece and repeat your scold three times for good measure. Of course after all of your obedience lessons, my business partner, Dave, and I might be the only two agents left who will represent you in the future. Shucks, I guess you could accuse me of creative marketing...So I joke with you a little bit because I can tell you are a fair and nice person who, although your house didn't sell, did not blame it on your agent. You are intelligent and know that a house doesn't sell at this time because it is not priced right for a declining home market. Even though no one said it directly to you, albeit, you and your agent must have discussed this important factor.However, you are in error that all commissions are created equal on MLS. The seller sets the amount of commission to be paid and approves its percentage split paid to seller's and buyer's agents.Agents tend to favor and show properties whose sellers offer a commission that will enable them to pay their mortgage and feed their kids.Before you dismiss agents' "marketing tactics," please consider some of the many reasons why agents market to sellers of "cancelled" listings:All agents are trained to call "cancelled" listings because it often means the seller is unhappy with the agent.They've driven by your property and figure you haven't seen "Sell This House," the how-to TV show that helps homeowners transform their too-long-on-the-market home into a win-win sale.Agents assume the seller is just now coming to grips, having held a death grip on the original price, and hope to be the new listing agent with benefit of hindsight.It's a spin on the roulette wheel for agents, who would rather be with family, to burn up time on the phone and spend money on mailers to win a client.If a seller is not on the National Do Not Call list and because there is no "Do Not Flyer" list, he/she is fair game for the call.Although agents work hard or harder than other salespersons, their client base is on shifting sands of Corporate America and divorce.Agents are independent contractors who must constantly farm for clients because they don't have medical, dental, and vision insurance and retirement benefits, etc. that are provided to employees.With access to all the sales and marketing history of the property through MLS, ambitious agents can create a new and improved strategy for the seller.Do you know how many agents are out there competing for the dollar? I'm surprised many aren't on a street corner with a trench coat and some knock-off watches!Oh, I could go on and on. Let me leave you with a line from "Death of a Salesman." Willie Loman's wife says, "He's not the finest character that ever lived, but he's a human being, and a terrible thing is happening to him, so attention must be paid. He's not to be allowed to fall into his grave like an old dog."I believe agents are fine people who are doing what they have to do to survive in a downhill market."Ask Miki' is a column of opinion, and anything herein is not intended for financial, legal, medical or tax advice. Miki Garcia is a real estate agent who specializes in Folsom, El Dorado Hills and surrounding areas. Call Garcia at (916) 941-2421 or email her at mikigarcia@sbcglobal.net.