Wednesday, October 11, 2006

Realtor Fee Rip Off -- Why 6 Percent?


An article written by Mark S. Nadel, a government attorney, concludes that "residential real estate brokers and salespersons have long quoted their fees as a straight percentage of a home's sales price. This traditional forumla, however, ill serves the interests of both home buyers and sellers, and is the primary reason why such fees may be inflated by, on average, more than 100 percent or $30 BILLION a year."

There is intense competition in the real estate industry, but not in terms of price or fees. In his article, Nadel compares the real estate industry's "flat fee" "take it or leave it" practices to those of the funeral industry, as exposed in the 1963 book "The American Way of Death," which found that families were regularly ask to pay a single price for a bundle of funeral services, many of which they did not need or want.
Nadel charges that consumers would be substantially better off if residential brokers used fee structures similar to those used by professionals in other advisory/consulting service fields, such as law and accounting.

Nadel's Cry...Consumers Take Action:

Traditional brokers revenue could be cut by $30 billion dollars per year with price competition. To level the field and insist upon true price competition, consumers should be armed with the following 5 pieces of information.

1. Buyers should receive an estimate of the dollar amount of the fee that their broker expects to receive in a home-sale transaction.

2. Buyers should be told whether their broker's agent may refuse to inform them about homes that meet their criteria, if those homes are not listed by traditional brokers.

3. Buyers should be advised that fees paid to a buyer's broker can be treated as part of the sales price for mortgage purposes.

4. Sellers should be informed that many buyers have no broker, that others have brokers who have agreed to receive less than the customary 3 percent buyer broker co-op fee, and that both groups of buyers expect to be able to translate that savings into a price reduction.

5. Sellers should be told whether their listing broker will attempt to limit the distribution of their listing by competing brokers.

In conclusion, the traditional 6 percent rate structure in the real estate industry has serious drawbacks and the structure is not defensible. 6 percent fee's provide an incentive for a broker to sell quickly because their fee is based on the sales price, rather than on the time, effort and marketing dollars required to sell the home. Buyers and Sellers owe it to themselves to learn all the information before they hire a real estate broker.

170 Comments:

Anonymous Anonymous said...

This remains a very controversial topic and has polarized the parties to this debate clearly into two camps. The consumers and consumer advocates saying fees are too high and the brokers and agents saying that it is based on results not just work done. For a large selection of balanced posts and comments on commissions visit http://www.realblogging.com
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Kentucky Real Estate Commission Slammed by Consumer Group

NewswireToday - /newswire/ - Elizabethtown, KY, United States, 07/28/2006 - A report by the Consumer Federation Of America labels the Kentucky Real Estate Commission (KREC) as "amongst the most aggresive at promoting the interests of the real estate industry over that of consumers"


At issue is the dominance of the state real estate regulatory body by active brokers and lawyers and their close ties to the industry that they are chartered to oversee.

There seems to be at least three major areas of contention that caused consumer groups, the Department of Justice, Antitrust Division, and the Federal Trade Commission to focus attention on state real estate regulatory bodies. They are:

• Minimum Service Laws and Rules imposed by the regulatory body on brokers that virtually eliminates the possibility of purchasing real estate services on an a la carte basis that has the potential to save sellers thousands of dollars on the sale of their house.

• Promotion by the real estate regulatory body of a convoluted form of representation called ""duel agency and designated agency"" that makes it legal to represent two opposing parties to the same transaction.

• The imposition of ""anti-rebate"" laws that make it virtually impossible for brokers to compete with each other for business based on the price of their service.

The Kentucky Real Estate Commission suffered a set-back in the 2006 state legislature when it's proposed minimum service law was struck down under pressure from antitrust official, flat fee brokers and consumer groups. The commission then circumvented the lawmakers and exercised its power to create a minimum service ""rule"" that has the same effect as the originally proposed law but did not require legislative approval. Kentucky's current minimum service rule has reportedly been a factor in the demise of some Kentucky limited service brokerage operations.

""Duel Agency and designated agency"" are promoted by the Kentucky Real Estate Commission and serve the industry well to the detriment of consumers, according to some observers. These convoluted deviations from common agency law make it possible for brokers to shield the fact that they actually represent neither party in the transaction while collecting a larger commission and remaining in compliance with Kentucky real estate license law.

Up until 2005, The Kentucky Real Estate Commission enforced an ""anti-rebate"" law that made it impossible for brokers to compete for customers based on the price of their service. Served with a federal lawsuit objecting to this provision as an antitrust violation and charging the commissioners with conspiracy, the Feds and the Kentucky Real Estate Commission reached a settlement agreement that forced the Commission to stop enforcing the rebate law.

The Kentucky Real estate commission was also criticized recently for running radio commercials (krec.ky.gov) that posed as ""public service announcements"" claiming that Kentucky licensees are ""trained real estate negotiators"" and by not working with one of them a seller could expect to lose up to 3% on their home sale. Pre-licensing training for sales agents and brokers in Kentucky actually offers no training in real estate negotiating.

Currently the Kentucky Real Estate Commission operates independent of oversight by any branch of state government. The panel is made up of active real estate brokers and a lawyer. They generate their own taxes (fees from licensee) and spend it in any way they see fit. Expenses like $20,000 for radio commercials require the approval of no superior agency or person. Some are calling on the state legislature to review this arrangement and an effort is under way to legislate a reorganization of the Kentucky Real Estate Commission to make it more responsive.

These and other industry friendly real estate laws/rules either created or proposed by the Kentucky Real Estate Commission (KREC) make them seem more like an industry tool than a consumer protection arm of state government in the view of many consumers.

Many of the rules, policies and laws on the books of real estate regulatory bodies nationwide are adverse to consumers and are forcing them to pay too much for real estate services according to reports. Real estate commission cover for the industry is not unique to Kentucky. The majority of real estate regulatory bodies nationwide need closer scrutiny to detect the abuse of power when and were it exist.


Agency / Source: TW Short Realty - FlatFeeDirect.com 270-769-2468


Availability: All Regions (Including Int'l)

Distribution: [+] Press Release & Newswire Distribution Network. via PRZOOM - Newswire Today (NewswireToday.com)

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