To save face with the other realtors in the area?

That would be my guess.

You are correct that the listing agent is required to submit ALL offers. I suppose that a buyer's agent could refuse to write an offer. Of course that would in effect terminate their relationship with the buyer.

Buyer agent or Listing agent?

buyer agent

A buyer's agent that refuses to submit an offer less than 6% below list price?

Something is wrong.

They buyer's agent is legally bound to present any and all offers. Do do otherwise is a breach of contract and a violation of the code of ethics. Plus, 490,000 isn't a bad opening offer.

Is this a verbal offer? That is the only way I can think of that an agent won't present an offer. If its a written offer and the agent won't present it, I would send a letter to the agent with a copy to her broker reiterating her refusal to present the offer and canceling their agreement because of breach of contract, then find myself another buyers agent. But my gut is telling me there is more to this story, it just doesnt make sense.

The only thing I can think of is that the listing agent has written instructions from the seller not to present offers less than $xx and has conveyed that information to the buyers agent. But if that is the case, (and it sometimes is), then the buyer agent should relay that info to the buyer. Everyone who has said that the buyers agent is duty bound to present all offers in a very timely manner is correct.
Jo

Hi again, my sister wanted to write up a written offer and he talked on and on (an on!) about all the reasons this wasn't a good idea. Then he says, "Whoops, I just found out it's owned by a relo company"...ummm. isn't that something he should have known a while ago? ) Not sure if that helps or hurts their chance of getting this house. He sounds like a fruit loop and is now insinuating that he and his wife are thinking of putting on offer on the same house. I think she is moving on.

But, seriously, what is it in general with realtors that they try to talk you out of low balling an offer. Do they get ridiculed by their collegues or what? Anyhooo, will let you know how it turns out!

If the offer's accepted, they get less commission, not rocket science!

Do they get ridiculed by their collegues or what?

Why would a realtor get ridiculed for presenting a buyers low offer? Other realtors know its not the realtor who is coming up with the figure.
If the offer's accepted, they get less commission, not rocket science!

Ummm, if they don't present the offer at all they get no commission so I hardly think thats the answer.

Remember, that's only about $900 difference to the realtor off a full-price commission.

Ahhh, you have it, Erin-- he wants it for himself!!!!! What a sleaze!!!!

Since when is 94% of asking price a low ball offer ?!

A realtor might try to talk you into making a higher offer beause the chances of a higher offer being accepted are greater. He/she will only make anything once a deal is closed.

I would never *not* deliver an offer. However, if I've worked with the listing realtor before and know how they are, I may advise the clients to that effect. For example, we have a few agents in our area that are notorious for verbally abusing other realtors who bring them less than full price offers. No joke. They will yell, scream, berate, and carry on in a most unprofessional manner. I have suspicions that they often don't even present lower offers to their sellers. (Yet they are usually older, seasoned, high volume producers, so their brokers give them a pass on such ridiculous behavior.) If you've started with a low offer and then come up, they can be absolutely unbending on other issues as well, making the entire process unnecessarily stressful for all parties involved.

I warned one client about a realtor with whom I'd worked in the past that was as described. My client wanted to present an offer than I *knew* the listing realtor would have a fit over. I told the clients what to expect and we presented the offer anyway, only this time I asked for a written acknowledgment from the sellers so that I would know for certain that she presented it. I steeled myself for the verbal onslaught, and sure enough, it came. She yelled, she screamed, she told me I had no business wasting her time and her client's time showing houses to people "like those" who couldn't afford to pay asking price. She then proceeded to list for me all of the reasons why this home should sell for no less than asking, and shortly thereafter sent me a counteroffer from her sellers. Full price-no concessions from the seller. (Did I mention that the offer we presented was 97% of list with no contingencies? All we asked was for the hot tub out back to remain.)

I wanted my clients to get the best deal, but I had strong suspicions that this realtor would be so difficult to work with that the deal would not work out.

Now to an outsider looking in, I'm sure it would appear that I was "steering" my clients to pay more so I could get more. In actuality, however, I just knew how this realtor worked, and had a pretty good idea that the price my clients were willing to offer would not fly with her. I wanted them in a house that they were comfortable in, and for a price that was right.

For the OP, it sounds like this realtor has ulterior motives in wanting the house either for himself, or another pocket-buyer.

Your sister should talk to the guys' broker right away, so they know what kind of shenanigans are going on.

He doesnt sound like a buyers agent at all. IF she didnt sign a contract with him, have her get a BUYERS AGENT ASAP to get her offer submitted.

Did she sign anything committing her to working with that particular buyers' agent?

If not, perhaps she could contact another agent, or even the listing agent directly, to present her offer.

This sounds like shenanigans: won't present a decent offer because it's "too low", I'm gonna buy it if you don't, ooopsie I suddenly realize it's a relo company, etc.

I wouldn't deal with that guy, but if she wants the house I'd recommend that she find an alternative way to get her offer presented to the relo company ASAP.