Agency and Dual Agency

An exciting topic in real estate and one that is often misunderstood by consumers who think there is an advantage in buying a home through the agent at the open house.  That agent represents the seller.  


This post is a kind of public service message that I like to run once a year. 

Today is the day.  This applies to Minnesota, real estate is locally regulated so it may not work the same way in other  states.  There are five kinds of agency relationships in real estate recognized by the state of Minnesota:

  1. Seller’s Agent: representing and acting for the seller only. May be a listing agent, or any REALTOR® licensed to the listing broker, or a selling subagent.

  2. Subagent: a broker or salesperson who is working with a buyer, but represents the seller.

  3. Buyer’s Agent: representing and acting for the buyer only. As with a listing contract with sellers, an agreement for buyer representation must be in writing.

  4. Dual Agent: one licensee representing both the seller and the buyer as clients in one transaction, or two agents licensed to the same broker, one of whom represents the seller and one of whom represents the buyer in one transaction. This requires  full disclosure and informed consent of both parties. Dual agents have a limited role, must not advocate or negotiate for either party, and must not act to the detriment of either party.

  5. Facilitator: a real estate licensee who works for a buyer, a seller or both in a transaction but does not represent either in a fiduciary capacity as a Buyer’s Broker, Seller’s Broker or Dual Agent. Facilitators may perform services for consumers, but do not represent them. Facilitators are bound by license law and common law, but owe only the fiduciary duty of confidentiality unless other fiduciary duties are agreed to between licensee and consumer.

Buyers and sellers both like to ask if I am a buyers agent, or a sellers agent.  Some of these conversations have revealed some mis-information about dual agency.   Dual agency happens only when an agent, or the agents broker, or more than one of the brokers agents  are working on behalf of that broker and representing both parties in the same transaction.

I am both a buyers agent and a sellers agent.   I encounter situations where I am asked to play both roles in a single transaction.   I have represented both parties in a transaction but I prefer not to.   Dual agency is a bit different in than buyers agency or sellers agency in that the agent can not advocate or negotiate for either party.  Takes the fun out of it for me, and I still believe that both parties are better off if they each have their own agent.

As an agent I find that my experience as a buyers agent and as a sellers agent helps me with both roles.  When it comes to negotiating an offer no matter which side I am representing I have a clear understanding of what the other party might want, or how they might be feeling about it all. 

Real estate is about people and buying or selling property is a large and important transaction, and there are always emotions involved.  Having experience with sellers helps me advise buyers and having experience with buyers helps me advise sellers and understand how to market their home.  I can see the home through the buyers eyes, just as I can see the buyers offer from the sellers point of view.

If I were choosing an agent I would not consider it an advantage to work with an agent that is not representing both parties in the transaction.    I would consider it an advantage to have my own agent representing my best interests instead of an agent who is operating in the dual agency role and representing both parties.  Like it says above:  

“Dual agents have a limited role, must not advocate or negotiate for either party, and must not act to the detriment of either party.”

Buyers who go from open house to open house or the agent listed on each sign, to see each home,  run the risk of working with an agent in a dual role.  Get your own agent. There is still a myth out there that agents can only show their own listings.  We can show any home listed in the MLS, this is called “broker reciprocity“.  It helps sellers because all agents are working to sell their home and it helps buyers because they can work with any agent from any company to buy any piece of real estate.

Pricing you home

IMG 2093t edited 1 wm

This is another topic I have written about many times.  Pricing a home for sale is not a science it is an art.  Pricing it incorrectly is common.  it was even worse a couple of years ago when prices were dropping quickly.  Today the market is a little more stable so it is easier. A great starting point for pricing your own home is going back to 2001.  Disagreeing with the price your agent suggested is normal and so is wanting more money for it than you can get. 

What sellers fear the most is that they will not get the maximum amount possible for their home, or “what it is worth”. The sad truth is we will never know what anyone could have gotten for a home we only know what they actually got and no matter what we get we always want more. 

It isn’t the real estate agents that sets the prices.  Real estate companies do not set prices either.  It is the buyers and the appraisers.  I heard one of the idiot talking heads on a local news station say that an appraisal is required before a home can change hands.  That is not true but before banks lend money to buyers and use the house for collateral they have it appraised.  It the home does not appraise for as much as the borrower offered to pay for the home the lender says no.  

Did this article help you price your home?  It is possible that the only reason I wrote it is because I am tired of people making me out to be the bad guy if they don’t like the price.  

Also see: The truth about real estate companies

Home Values and Zillow

Local market conditions and home prices – real estate is local

*the plane has nothing to do with pricing a home. I just kind of liked the picture so I decided to use it.