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Debe Maxwell, CRS | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

I hate it when that happens!

BUT, use it to your advantage - the sellers will say something to weaken their negotiating position every single time! If your buyers want the house, you'll always have the upper hand in negotiations!

Be nice, smile through the pain and let them talk!

OH and be sure to tell your buyers, mum's the word.

Feb 25, 2018 09:06 PM
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Seriously. They just do not know how counterproductive. But it's their house, dammit. And they may be keeping it. For a long time! LOL
If you think this house may be a contender, then you just have to smile and grit your teeth.
Sellers like that will tip their hand--and that is to your advantage.
I can't wait for the listing agent to call me for feedback!

Feb 26, 2018 01:09 AM
Richard Bazinet /MBA, CRS, ABR
West USA Realty - Scottsdale, AZ
Phoenix Scottsdale. Sellers, Buyers & Relocations

With great difficulty and lots of professionalism. The owner is in his/her castle after all and you as a buyer-agent and buyer-client are guests.

Sometimes you have to go with the flow and 'let the owner do the showing' and sometimes that's actually good thing! (example: high end homes). And that can work to the buyer's advantage: disclosures galore by the owner - I ask a lot of questions. I take copious notes, often make the owner repeat.

Sometimes, I add the owner oral disclosures right into the contract. You know the saying 'give someone enough rope, and they'll go hang themselves'.

At other times, it's just plain annoying. Possibly pull the owner aside, and professionally suggest to provide the buyer and agent some privacy and explain why.

And if there's second viewing, make the point with the listing agent. "Please corral your seller if at all possible".

And sometimes, it's not the owner that's the problem, it's the listing agent shadowing the viewing.

Feb 25, 2018 09:06 PM
Peter Testa
Nationwide Homes - Danbury, CT

Split up! You go left, I'll go right! He can't follow both of us!

Feb 26, 2018 04:03 AM
Fred Griffin Tallahassee Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

    That's a tough one.  They think they are being helpful.

Feb 25, 2018 09:48 PM
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

I agree with Debe Maxwell, CRS 

Feb 25, 2018 09:31 PM
Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Send them on an errand.

Feb 25, 2018 09:01 PM
Marco Giancola
Beachfront Realty - Miami Beach, FL
Realtor (305)608-1922, Miami Beach Florida

Ugggh, Those sellers, I tell them "let me do my job".  Once I asked a seller who happened to be a surgeon if she would allow me in the operating room with her. She left.

Feb 26, 2018 05:42 AM
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

I call Sam...

Feb 26, 2018 05:36 AM
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

Even after getting positive and enthusiastic agreement to being gone for showings.   they didn't leave.

So I arrived earlier than appointment to prod her along. But she simply delayed until the buyer arrived, parked in the drive and blocked her in the garage.

Every complaint she voiced originated in her own behavior.

I took the sign down.


Feb 26, 2018 04:55 AM
Lesley Wilson-VanGoethem
Innovative Realty Solutions Group - Winter Springs, FL
Residential Real Estate Broker Associate

I dont mind,, I prewarn the buyer to not talk/discuss but be polite, and let the seller ramble on..
Most of the time the seller will say something that helps in the negotiations, whether its price, terms etc...
they think they can do it better than we do!


Feb 26, 2018 04:49 AM
Gloria Valvasori, Accredited Senior Agent
REAL Experience | REAL Commitment | REAL Results!

It can sometimes work to the Buyer's advantage.. the Seller's usually always says something they shouldn't like "we already bought another house" so we now know they MUST sell this one...  I really don't like them following us around or trying to point out what they think are selling features of their home...

Feb 26, 2018 04:47 AM
Nina Hollander
Coldwell Banker Realty - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

What Debe Maxwell, CRS said. Then I'd follow up with a polite call to the seller's agent suggesting they have a chat with their client for future showings.

Feb 26, 2018 04:16 AM
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

If you represent the buyers, let the listing agent know that your buyers need to see the home without anyone present from the other side.  If you represent the seller, let him/her know tactfully that buyers need to view the home without them present so they can look at the property and envision themselves as the owners without input from the current ones.

Feb 25, 2018 09:27 PM
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Paul S. Henderson, REALTOR®,CRS, I would tell them that whatever they may say will be use against them during negotiations.

Feb 26, 2018 07:17 AM
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

You know, I don't. They typically give me so much info I'll use against them in negotiating I love it when they "join us". I had a seller unknowingly tell me he'd take $60K less than asking just to "get out of there". I remember doing a touch down dance out by my car with my buyer who caught the remark too. Yep, we did in fact offer then $70K less and they countered us up by $10K and we opened escrow...what a beautiful big mouth he had!

Feb 26, 2018 07:06 AM
John Juarez
The Medford Real Estate Team - Fremont, CA

I remember a showing when the owner wanted to be a “tour guide” and proceeded to show my clients and I aspects of the house in which we had no interest…her cabinet full of collectible knickknacks, for instance. Also, the dated wall paper that she so loved.

But…it was her house and I was not going to alienate her and hurt my clients’ chances if it was the one they wanted.

Must go with the flow and listen for pearls.

Feb 26, 2018 06:31 AM
Andrew Mooers | 207.532.6573
Northern Maine Real Estate-Aroostook County Broker

90% of our listings are ones we sell so don't have to worry about seller showing their hand. But the over selling ones, suggest let's go get an ice cream so the buyer can relax and freely say that color makes my stomach roll blah blah. You want that buyer thinking what if this was their house... let them test drive it and make sure video, full motion kind helps them look, listen to details over and over. It just builds the curb appeal when they've already been inside on their busy time schedule.

Feb 26, 2018 06:29 AM
Lyn Sims
RE/MAX Suburban - Schaumburg, IL
Schaumburg Real Estate

Let me know .... couldn't get rid of one yesterday.

Feb 26, 2018 05:51 AM
Richard Weeks
Dallas, TX
REALTOR®, Broker

ASk for a safe zone.

Feb 26, 2018 05:18 AM
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

It depends. Usually they don't bother me, but occasionally, i'll have to say something like " Mrs. x, we're behind schedule, and have to get to another showing because the owners are waiting for us to get there so they can take their dogs for a walk. We don't have time to discuss the property as we go, we just need to do a quick showing, and if there is interest, we'll come back for a second showing, and ask questions then." 

Feb 26, 2018 02:30 AM
Allie Angeloni
Long Realty - Oro Valley, AZ

Invite a neighbor over and have them 'chat' on the patio, or have another agent with you, to occupy them in conversation!  Usually most sellers are happy to leave, especially if you have had The Talk with them in advance, and some even take their pets, though not all Paul S. Henderson, REALTOR®,CRS,.

Feb 25, 2018 09:27 PM
Jill Murty, Realtor - Orange County, CA
Sunset Properties, Powered by Movoto - Laguna Niguel, CA

Explain that buyers need to feel free to express their opinions and ask questions without fear of alienating the owner.  

Feb 25, 2018 09:04 PM
William Feela
Realtor, Whispering Pines Realty 651-674-5999 No.

I tell my clients up front that if they are theer for a showin it will cost them $1000 more commision.

normaly works

Feb 26, 2018 05:11 PM
Ryan Huggins - Thousand Oaks, CA - Thousand Oaks, CA
Residential Real Estate and Investment Properties

If I'm the listing agent, I tell them from the get go they need to be anywhere but here.

If I'm the buyer's agent, like Debe Maxwell, CRS said let them tie their own noose.

Feb 26, 2018 09:17 AM
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

I explain that the buyers are much more comfortable without the owners being present ... and if they/we have any questions after the showing, we will connect with them. 

Feb 26, 2018 08:42 AM
Barbara Todaro
RE/MAX Executive Realty - Retired - Franklin, MA
Previously Affiliated with The Todaro Team

when I was actively listing property, I set the rules....and they were carved in one, not one person, every attempted to hijack my showings....never....ever.... 

I would have been livid...

Feb 26, 2018 07:27 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

You probably can't so why not get something out of it that will help your buyers! Don't answer any questions but ask away.

Feb 26, 2018 07:25 AM
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

I let them know at the very beginning that I will go find them if and when I have a question and they can go back to doing what they were doing. That seems to do it.

Feb 26, 2018 07:00 AM
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

Ask them to pick up some drinks at McDonald's.

Feb 26, 2018 06:29 AM
Gary L. Waters Broker Associate, Bucci Realty
Bucci Realty, Inc. - Melbourne, FL
Fifteen Years Experience in Brevard County

The challenge is, whatever you say, do not alienate them just in case you need to negotiate later. Anger could damage a deal. 

Feb 26, 2018 06:22 AM
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

I haven't seen an owner recently

Feb 26, 2018 05:47 AM
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Too many cooks spoil the broth. I'll fill you in later.

Feb 26, 2018 05:11 AM
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

I like the advice by Debe Maxwell, CRS

Feb 26, 2018 04:55 AM
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

I used to refuse to list the property if they were there. Typcally they hurt the possible sale more than help it everytime they opened their mouths.

Feb 26, 2018 04:53 AM
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good luck.

Feb 26, 2018 03:58 AM
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Most understand the concept but these have been some special exceptions over the years. 

Mar 26, 2018 09:46 PM
Shawn and Angela Miller
Berkshire Hathaway HomeServices Amabassador Real Estate - Lincoln, NE
Lincoln and Omaha, NE REALTORS®

During a listing presentations and when signing listing docs, I flat out tell them they cannot be their during showings.  If they ask why, I say that sellers talk to much and might show their hand in possible negotiations.

Feb 28, 2018 09:04 AM
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

It can be a disaster when they stay... and worse, regale the buyers with endless tales. Best to have this discussion in advance, when taking a listing... if they listen and abide. BUT, if they "behave" and stay out of the way, owners can be useful in aswering questions about the property, so when it happened to me, I tried to involve them and make it work.

Feb 27, 2018 08:59 AM
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Paul S. Henderson, REALTOR®,CRS, - it helps most of the time - when they can't keep their mouth shut!

Feb 26, 2018 09:42 PM
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

if it's my listing that conversation has already happened.  But otherwise I make it a point to let the listing agent know we expect the seller not to be there and let them handle that.  I've on the rarest of occassions had an issue.

Feb 26, 2018 08:42 PM