There are many books and articles about the real estate business and real estate agents.  Some are true, some are not, just like in all professions or industries.  Unfortunately, again as in all professions, a few bad apples taints the reputations of all the good agents, many of whom have advanced credentials and many years of successful business along with many referrals from satisfied customers.

I've been in this business since 1970 and therefore consider myself enough of an expert to comment on some of the statements or theories I've heard.  Here are a few...

• Agents are always late.  There is no reason for any professional in any industry to be consistently late, but on occasion it happens.  Doctors, lawyers, cable guys, etc. can all be late.  In my career I have very seldom been late in meeting a client.  When it happens it is usually due to traffic delays or maybe we ran late while showing the previous home because my client liked it and wanted more time with it.  If an agent is constantly making excuses, find another because it's not the normal behavior.
• An agent makes more when you pay more.  I know there's a feeling sometimes that the agent is pushing to make you pay more so he or she will make more.  It is the listing agent's job to get as much as possible for the seller.  It is the buyer's agent's job to get the best deal possible for the buyer.  Bottom line, the house will sell for the least the seller is willing to accept and the most the buyer will pay.  If that point is not found, no deal will be made.  Another point...the typical home offers a 5% to 5% commission paid by the seller normally.  That total fee is usually split equally between the two real estate firms, so each gets 2.5% to 3% of the selling price.  The net difference for a $10,000 price spread is only $250 to $300 per firm and that amount is split between the firm and the individual agent, probably netting the agent only $150 to $200.  I don't think many agents worry too much about that, in fact they usually worry more about making the deal happen.  The risk of losing the overall commission is much more painful than the incremental loss of the higher price.
• If you pay less to sell you make more money.  This is a myth offered by firms that like to entice people to list with them for a lower fee.  These offers often come with little or no marketing, no showing assistance, no negotiating assistance and not much of many other important steps.  In today's complex and litigious society the training and expertise of an agent is worth far more than the commission dollars that might be saved.  Another point to consider, the buyer will likely be represented by an agent who can not legally advise you, putting you at a competitive disadvantage.
• An agent must show homes whenever you'd like to see them.  Not true.  Unless you have a buyer's contract signed with an agent or if that agent also represents the seller they don't have to drop everything for you.  Good agents normally spend time with their clients getting to know their wishes and capabilities before jumping in the car.  It's a much more productive use of everyone's time that way.  There's nothing more disappointing to a buyer than falling in love with a home only to find they can't qualify for the loan needed to buy it.  The listing agent is also not obligated to show you their listing if your agent is not available, in fact it can be considered interference, unless that agent has asked that it be done.
• Kickbacks come to the agents from lenders, title companies, vendors.  Also not true.  This would be a violation of RESPA laws and could land the agent in jail and cost them their license.  Agents normally recommend vendors they know and trust but do not receive anything back other than good service.
• Home inspectors favor the agent.  Any good inspector reports exactly what they found in the house, regardless of anything else.  They risk losing their business and legal action.  They get paid regardless of the home's condition and are obligated to disclose everything they find.
• Agents make too much money.  The average income of a real estate agent is $36,000 nationally.  Many agents close only a few transactions a year and all have high business expenses.  In addition agents usually pay double FICA charges, high costs for E&O charges and marketing costs.  The more successful agents can make large incomes but it is because they've worked long and hard to build it.  Keep in mind that they might only keep half of it after expenses and taxes.
• Agents sell their homes for more than yours.  Not true.  Theirs sell for what the market dictates, just like everyone else's.  A buyer's agent uses the same sales comparables as everyone else to determine the fairest price.  A home sells at whatever price the buyer considers a balance of quality, price and location.
• Crime stats, ethnic info, schools are the responsibility of the agent to present.  Again not true.  Federal statutes prohibit agents from discriminating based on these issues and any comment made by an agent, even if innocent, can be construed that way.  What most agents do is provide the information to their clients that will take them to the answers they rightfully need.
• Facts will be distorted to make the sale.  Once in a while you'll find a slime ball in any business, but the career real estate agents would rather tell you not to buy a place that isn't right.  Making false statements is against the law and can cost an agent their license as well as an expensive lawsuit. 

I hope this helps answer some of those comments you might read or hear.  Bottom line, a good agent will call you back on a timely basis, answer your questions as if you were their best friend or a family member, and not be afraid to tell you he's not comfortable with a home for you.

After doing all the research and visiting a bunch of homes you can't decide between the 2 best candidates!  What to do, what to do?  Maybe you love 1 and your spouse the other or maybe you both love the same 2 and can't break the tie so you can move forward.  In slower markets time is often not your enemy, but in stronger situations it is (or can be).

Here are a few things to consider side-by-side that might help you make the decision:

• The neighborhoods:  If the 2 homes are in different neighborhoods lay out all the pros and cons of each on a piece of paper.  If they're both in the same neighborhood compare the pros and cons of each specific home and location.  Is one in better condition, easier to make into what you want, closer to amenities, quieter, etc.  Which has nicer homes surrounding it?  Are there cars or trucks parked in the street forever?  Do the neighbors take good care of their yards and their house?
• The schools:  What school system and which specific school will the kids attend?  Where does the school bus pickup and drop-off?  The best way to determine this is to call the school district and ask them to use the addresses to determine the answers to your questions.
• Crime:  Check with the local sheriff's department and online to see what's happening, maybe one area has more activity than the other.
• The houses compared to others in the neighborhood:  You don't always want to be the biggest, fanciest home on the block because that could make it difficult for you to sell later.  It's sometimes more comfortable to be somewhere in the middle.  The lower value per square foot of the larger homes can bring your value down.
• Appreciation:  Ask your agent to provide a history of prices in the neighborhoods so you can determine which has done better.  While the past is no guarantee of the future it is a valuable predictive tool anyway.  If you still like the home in the weaker area see if you can find out why it hasn't performed as well as the other.
• The seller's situations:  How long on the market and why?  Sellers moving up or out of the area?  Financial issues?  Divorce?  Neighborhood problems?  Your agent can help here.
• The houses themselves:  List all the features and amenities of each and decide which you would enjoy and which won't matter.  Which home can be most easily modified to perfectly fit your needs and how much would it cost?  How about the yards?  The garage?
• Drawbacks:  Make a list of the negatives of each home side-by-side and use that to determine which are deal breakers and which are not.

House hunting can be an overwhelming experience if you have trouble breaking it down into small bites.  As the old saying goes "the best way to eat an elephant is one bite at a time".  I always encourage my clients to make notes on the MLS sheets I give them and to eliminate as many of the homes as possible as we walk out of the house and to make notes on those they like to remind them later.

House-hunting should be a fun and exciting experience and will be if things are kept organized and focused.

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