What exactly is he risking? Not much, to my way of thinking. His time. But he stands to gain both sides of the commission. And even if the sale doesn't happen, he has proven to you that he can bring in buyers to look at your place, and he has proven to the buyer that he can get them apartments to look at. He may also genuinely have a great lead--perhaps a buyer who came to hiim bcs of the OTHER condos he sold in the building, and he figures, what the heck, if he can get the sale for you, he'll get the commission. Certainly the ONLY thing he risks is his time in bringing this buyer to your home. And he stands to gain both sides of the commission. What's the worst that could happen? He brings the buyer by your place, the buyer doesn't like it. He could show them tons of stuff they end up not buying. I don't think he's *tricking* you--there's no deception involved here at all, let's not malign him! And if he actually *has* a buyer, you can't lump him in w/ the folks chasing FSBOs using imaginary buyers. But he may be "pushing the envelope" as an advertising strategy. He's got access to buyers, he's gung-ho to sell real-estate, so much so that he'll bring you a buyer even without a long-term contract. So, when you decide you DO want to sign with someone, will you remember him? Sure, bcs you've had more contact with him. Will you think he's a go-getter who will actively market your property? I would, if I were you. As far as commission, I can see you saying that he had no expenses marketing your particular property, but he DID have expenses that brought in the buyer--all his other advertising expenses factored in to create the situation in which he had access to a buyer who made a bid. That's *part* of what I want my real-estate commission to cover--not just ads for my particular place, but for a marketing machinery that brings buyers to my home. Were I him, I'd want nearly full commission. Maybe I'd shave off a percentage point, but no more. I'd say, "sure, bring the buyer by--and if a bid is made, we'll sign your contract and pay X commission. But if they don't make a bid, we'll continue with our own decision as to which agent we'll eventually sign with." I'm sure that's all he's asking or expecting right now. (though I'm sure he's also hoping that you'll be favorably impressed with his get-up-and-go, and his ability to bring in buyers interested in your home)

The people who bought our house toured it 5 times before making an offer. I think they just wanted to make sure it was the "right" house in comparison to others on the market in my neighborhood. I think the wife wanted her parents to see it one time, and once she brought a landscape designer. I absolutely did NOT go lazy on any of their showings...in fact, I think I REALLY stepped it up a notch for the last few (fresh flowers on the counter, etc.) It was my personal goal that even if they made an offer on another...I wanted them to always regret not getting my gorgeous, spic and span house! ;) But they did! Keep the faith...and keep cleaning!

We've sold a number of houses and each time, if we were not at work, I would take the dog for a walk and my wife would go sit out on the front porch. She would tell the realtor if they had any questions to ask away and left them alone. The last house we sold worked quite well. The buyers came out and sat down with my wife and just had some generic questions. When they came back for another look, I was there too. We all sat on the front porch and we talked about the community, how well the roads were plowed in winter, the neighbors, etc. They stayed for almost an hour. The following day we got a full price cash offer with no contingencies. No inspection, no nothing. It's been over 12 years, and they're still there.

I'm a first time buyer that is in escrow right now. We came into the market because it was the right time for us. I did a lot of comparison shopping to make sure I got the best deal for my price range. Unfortunately, it was a REO that had the best pricing. Owners' prices were a little too high for us:( Important things for us were: 1. Move in ready for the most part. We wouldn't know how to really fix a lot of things. Cosmetic things are okay. 2. Good schools. For me, they needed to be over 8 on API. Some may be more finicky and want higher scores. 3. Nice area. I didn't want to bring my family to a shady area. Sounds like you're in a nice area. 4. Pluses are the icing on the cake but not crucial: Updated countertops, hardwood floors etc. Every area is different though and in my area, was not a requirement and I was fine with the Pergo flooring (which was a preference for me over carpeting in the social areas). Carpeting was nice in the bedrooms. This is highly objective though and definitely different expectations from the economic downturn. In an upscale area, I would anticipate hardwood floors. 5. I preferred for owners to not be present during the showing. It was a little awkward and I was more likely to not spend that much time there because I felt like I was intruding. 6. I did notice the little things like the smells in the house. Maybe a candle or infuser to make it smell pretty but not overpowering. I remember one house smelled like they were baking and I really liked it. 7. I came across one house that had an angry pet, so if you have an angry pet, maybe take them with you. 8. Keep it BRIGHT inside the house. I was much more drawn to a house with a lot of light. If it is dark, it feels depressing and clausterphobic. 9. Be flexible: Be open to covering closing costs, fixing little things. Open to including washers/dryers/refrigerator as negotiation. Many first time buyers don't have those appliances yet. I know this is a long list but I'm just giving you as much of my insight. In the end, the most important part of this was finding a house at a great price. I BOUGHT the house with lots of light, clean, minimal work, with no appliances and they covered my closing costs and offered a carpet allowance we used as a discount on the purchase price. The flexibility was crucial. Good luck in the Spring!