v********d
发帖数: 618 | 1 当买方经纪人,经常碰到的一个问题是,卖方同是收到了几个合约.如何让你的合约脱颖
而出,被卖方接受,是个关键.
道理上讲,无非是两条-- highest and best. 也就是,一是价格,二是条件.但实际操作,
并不是那么简单.
这里给大家看俺刚刚经历的一个典型案例.
我一个客人,看到了一个房子,非常喜欢,志在必得.由于这是一个短卖,我们又不想下太
高的OFFER, 于是,我们在房子上市当天,下了一个比报价高$1000块的合约.
然后,我就开始运作.先查一查,卖方代理和我们公司任何人有没有过交道.可惜,没有.
然后,问了几个我关系好的大牌代理.还是很可惜,他们都不认识卖方代理.
终于发现,我和卖方代理公司的另一个代理,先是发生一点误会,然后登门拜访,消除误会
,不但成交了,还很友好.
然后,我有查了当卖方代理的业绩,发现这个女人不寻常.她去年一年居然有40个成交.
然后我就打电话.
Hi, Susan, How are you?
I am fine, how are you?
I am doing excellent today, especially after showing ... 阅读全帖 |
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s*******y
发帖数: 851 | 2 This post makes me sick. |
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v********d
发帖数: 618 | 4 吃药了吗?看医生了吗?
以后可别再看我的帖子了. |
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v********d
发帖数: 618 | 5 How comes? I think all my posts are similar :-) |
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s*******y
发帖数: 851 | 6 As of matter of fact none of your posts provide much useful information.
What you said in this post has nothing to do with the title your wrote. It
is more like an ad with some makeup conversation.The number one rule for
your offer to stand out is the offer price. And your finance condition is
another big factor at this time. Agent relationship plays a role in the
transaction but definitely not what you described here. I just have too much
time to kill. But I will do skip your post from now on. |
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N**s
发帖数: 1916 | 7 I enjoy reading most of your posts especially flip/investment ones. But this
one throws little useful information.
I would not even pay much attention to short sales- if it is a steal then
more likely than not the bank will turn it down; if the bank accepts it
easily then this deal must not be that great. |
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v********d
发帖数: 618 | 8 If we provide a much higher offer, of course we will get the house, but how
can I know ahead of time what the others will offer? I tried hard to get a
second chance to match the other's offer and let my clients get the contract
. I feel great about myself. 4 other buyers are ready to raise their offers,
but we ratified the contract.
So, Please, skip my post! Also remember to take medicine if you are sick!
much |
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v********d
发帖数: 618 | 9 It really depends on which bank, but most banks accept offers at 85% -90% of
the BPO which represent the market. As a result, you can save 10% -15% off
the market.
this |
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k*****c
发帖数: 1670 | 10 我觉得agent的communication能力还是非常重要的。很多重要的info都是聊出来的。
of
off |
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s*******y
发帖数: 851 | 11 Let me believe what you said did happen hypothetically. So what are you
trying to educate, the buyer or buyer agent? Are you telling all potential
buyers that what they really need to do is find an agent having good
relationship with every listing agent on the market? Do you think that agent
exist in the world? Stop telling maybe one time lucky story. If you stop
replying my post I will skip all yours. You really don't have to use all
those punctuation marks. It sounds like you need anger contro... 阅读全帖 |
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u****d
发帖数: 2578 | 12 What the seller agent told you could not be verified. She might add more on
the contract price than what the other offer actually was. What you did was
a routine follow-up and is expected from every responsible agent - maybe it
is a little difficult for a non-native broker who is hesitate to speak over
the phone, but definitely normal for every American agent who is hungry for
deals and have nothing else to do all day long except for hanging on on-line
bulletins.
of
off |
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a******e
发帖数: 36306 | 13 我觉得这个例子还是有信息的，一个proactive的agent总比一个给你递了offer过去就
啥都不管的好，本来很多时候未必就是价高者得。
agent |
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v********d
发帖数: 618 | 14 I am telling the other agent to try to find, create, and keep a good
relationship. I am also stress the importance of good agent.
You replied and commented my post, why ask me to stop ?
You said I made you sick, so you need to take medicine or see a doctor. I am
not angry, nor sick. I am happy, very happy!
agent |
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v********d
发帖数: 618 | 15 I would think another way. As this is a short sale, no one really care about
the price too much! The listing agent just wanted a smooth transaction. The
problem was that if she had a higher offer, but accepted a lower offer,
then the bank would ask why. We did not actually raise the price too much.
Everyone does the follow up, but the winner gets the contract.
on
was
it
over
for
line |
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s*******y
发帖数: 851 | 16 Haha Don't be such a baby. Try to grow up, man.
am |
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v********d
发帖数: 618 | 17 Absolutely. Also important to make the LA like to work with you. |
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v********d
发帖数: 618 | 18 It is you that act like a baby. Did you take medicine? |
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u****d
发帖数: 2578 | 20 you did a decent job, better than many Chinese agent, I believe. I think in
most cases, an American agent would be able to get you an counter if your
initial offer is not too far out and you show enough desperation to get the
house.
about
The |
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v********d
发帖数: 618 | 21 You are right. My clients love this house so much that I cannot afford to
lose it.
in
the |
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j***e
发帖数: 2428 | 22 ｆｕｃｋ ａｌｌ ｄａｍｎ ａｇｅｎｔｓ
作, |
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h********8
发帖数: 7355 | 23
就是。short sale成功机率很低， be flexible， 找有short sale经验的经纪确有可
能让你的OFFER脱颖而出。
谢谢lz分享。 |
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b******r
发帖数: 1137 | 24 Our agent told us that we got the house because the seller loved our
son. It's definitely an exaggeration. We made up some excuse to go back
a few times to talk to the seller personally, letting him know our
background and trying to make him feel we are the best buyer,
financially and emotionally. We also asked our agent to call the
seller's to communicate the similar information. On top of that, from
our first visit to the house, it took us less than a week to make offer,
sign contract and comp... 阅读全帖 |
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a******e
发帖数: 36306 | 25 普通的resale是可能有这种情况的。房子不是普通商品，住久了都有attachment。 |
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v********d
发帖数: 618 | 27 I have seen that a lot. With a short sale, the seller does not care too
much about the price, so the direct communication from the buyer to the
seller works lots of times. Ultimately, the seller decides which contract to
pick. |
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a***s
发帖数: 5417 | 28 或许你是通过努力帮助你的客人买了个好房子。
也或者你被seller agent骗了。
我买房子的时候递了个short sell offer, agent联系对方agent, 得知已经有N个offer
了，低于卖价的offer出线的可能性不大。但是我还是不原意超过卖价。于是我又去看
了一次, 最后出了个比卖价低四万的offer, 我的agent说肯定没戏，对方agent说肯定
不出线，因为有M个offer 比我高。但是我不打算加价，我诚让。
结果还是我的offer递上去了，而且银行批了。
毕竟现在market不好，卖方代理有时会假装收到几个offer以做出房子很热手的假象。
而且也无从知晓对方是否在撒谎。
买房如果不是100%志在必得，那就stay cool比较合适现在的市场。
作, |
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a***s
发帖数: 5417 | 29 越是老狐狸的short sell agent 越care about 卖价，因为commission 是卖价的百分
之3。他们总能把这个房子卖掉而收取佣金，所以他们总是尽量把卖价推高。虽然我的
经历不代表所有的case, 只是一个个例。但是我的个例里面seller agent确实说谎了。
对了，当时他也是说第二天就要把最高的offer递交给银行了。但是事实上
我一个星期以后递上去的低四万的offer他隔了三天就递给银行了。这说明他在我之前
没有比我更高的offer递交给银行。因为根据惯例，要等第一个递上去的offer被拒绝才
能够递交下一个offer的。
about
The |
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d****w
发帖数: 1367 | 30 买家愿意出最高的价格，那当然没什么问题
我觉得更有用的是：
如果买家要求卖家修什么，或者降价，你如何能帮他到达这个目的。 |
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a***s
发帖数: 5417 | 31 同感。加价当然可以买到房子，现在毕竟不是2006年加钱都抢不到。
现在的好agent, 因该是帮助客人找deal, 谈deal, 最后以尽量低的价格买到房子。 |
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a***s
发帖数: 5417 | 32 而且我的offer被银行很快批准，然后inspection, 贷款成交，
比regular sell的房子一点都不慢。
不管我是不是出了太高的价钱（导致银行一下子就批准），但是至少我出的价钱比
seller agent企图的价钱低了很多。至少我没有头脑发昏中了他的直接的圈套。
所以我觉得现在还没有买房子的买方，不要光听对方agent说什么。一定要想好自己对
一个房子的心理价位。想好了以后就不要因为对方的言语而轻易改变自己的价位。因为
对方可能是骗人的。 |
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h**n
发帖数: 1110 | 33 啥地方房子这么抢手啊，都要加价的。俺们介嘎达都可以砍价的。shortsale一样砍。
俺滴agent给俺说，介个可以多砍几万没关系，那个只能少砍点儿意思一下。反正没有
加价滴。俺一般就比他说的下限低点儿。房子嘛，到处都有得卖，不用抢。 |
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N**s
发帖数: 1916 | 34 Nice play. 我的意见是对短卖房要痛打落水狗，反正他们在耍赖，他们被银行
forclose 了更好， 呵呵。 |
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a***s
发帖数: 5417 | 35 我觉得好的agent应该去研究short sell property到底还欠了几份贷款，每份
贷款还欠多少钱。这样可以根据不同的欠款银行估计一个银行的接受底线。帮助买房者
设定一个比较好的参考价值。 因为低于银行底线的offer即使递交，也只能抱着碰碰运
气的想法，不能指望胜算。而高于银行底线的offer, 就可以抱大一点的期望。
现在这么冷清的房市，我觉得碰运气比较好，买到低价的就赚了，没买到的话就等着慢
慢买，反正就业不好转，房市也没办法好转。 |
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u*******e
发帖数: 331 | 36 OMG,对方要求无条件接受,这也是好的经验?
作, |
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v********d
发帖数: 618 | 37 这个房子是比较热.最近六个月的成交价,一个比我们的合同价高三万多,一个高四万多,
其余都高出十万以上.
同时,我自己就有两个客人要递合同,但我只能递一个.
offer |
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v********d
发帖数: 618 | 38 其实,多卖一万块,代理才多拿250块.没有人会太计较这点差别.但价格高了,批准比较容
易一些倒是真的. |
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v********d
发帖数: 618 | 39 在短卖中,几乎不可能.
正常销售中,是可以讨论的.通常,房检的问题是一个可以退出的条件.卖方一般是要修的. |
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v********d
发帖数: 618 | 40 在北维. 很多社区现在都没房子了,所以,合意的,价格有合适的,不容易拿到. |
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v********d
发帖数: 618 | 42 一般可以从上次成交的记录中找到贷款额,但房主往往会重新贷款.
多数银行接受85%的市场价,和受的损失影响不是特别大. |
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v********d
发帖数: 618 | 43 要看具体情况.
要是一个房子在市场上放了几十天,那么肯定是杀价的机会.而刚上市,价格又比市场低
很多,当然是先抢到再说. |
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c*****a
发帖数: 1638 | 44 坦率说，LZ这种agent我完全不会考虑（纯个人口味，我现在也在看房子）
LZ从头到尾想做的就是make smooth transaction，这个情况下他和list agent肯定是
win win了，但是对于buyer来说得失很难说。我倒不是说buyer一定会吃亏，反正很多
buyer把买房子当做一种商品来购买而非投资，看到好房子加点钱也无所谓（虽然我想
在买方市场里这不太常见但是确实有人不差钱）。但是对于投资来说，LZ这种方式这个
我觉得出价和实际价格之间的spread太大了（虽然也许我们永远不知道实际价格）。
作, |
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v********d
发帖数: 618 | 45 知道为什么我们要抢这个房子吗?比市场价低了可不是一两万也.
我的客人既然已经占了大便宜,当然是能顺利过户的好.
我说过,两个机会抢到好房子.
一是刚出来,要价低了.先抢过来再说.
二是在市场上太久了,就有机会狠狠地压价.
具体情况具体分析,是马克思主义活的灵魂.
我的客人多数人上网,两年六十多栋房子,有一个惹毛的,早就在网上讲我了.
So far, Soooo good! |
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a******e
发帖数: 36306 | 46 不同地区情况不一样，很多人守着自己那几分地没去过别的地方就以为到处都应该跟他
们那里一样，其实没有啥好争辩的，呵呵。一个州不同城市，一个城市不同地方，哪怕
都是一样的好学区，情况也会完全不同，这方面上实在没啥统一的标准。 |
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h****a
发帖数: 628 | 47 Is shortsale that hot in your area and deserve to submit offer in 1 day?
Every body knows it take time and no garranttee to be proved by third party.
So a lot of shortsale stay in market in long time and keep lowering price.
Are you sure you catch a good offer?
作, |
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v********d
发帖数: 618 | 48 I am pretty sure we got a very good deal. Yes, by the end of the third day,
there were already 5 offers.
I cannot gurantee we will eventually get the transaction, but we must
continue trying, correct?
party.
. |
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a******e
发帖数: 36306 | 50 i just saw one short sale under contract after 3 days on market. it is
absolutely a super deal, all 10 schools, one of the two best school areas in
my city.
party.
. |
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