I TOTALLY like the listing agent to point out things prior to viewing, Shelly. We can't know everything about every subdivision, but agents who 'rule' subdivisions can be a treasure trove of information. Of course we will verify, but for instance:

I was out with buyers yesterday . . . in an area where one agent has literally dozens of listings. She also lives in that subdv.

Following the showing instructions, which said "First, call LA . . . then call seller, then use lockbox"

Good enough. I call her and she tells me "Don't worry about calling the seller; I will handle that and they will be ready for your visit. NOW, what I want everyone to know when they see this house is this:  The state has just agreed to release the land behind the house and it may go to auction as early as next year. Please disclose to your clients that it's feasible, with a zoning change, for high rise buildings to go in, blocking the river views."

That was cool! We now have information concerning what could be a very material matter to the buyer, that we would have found out much later.

AND, she courteously notified sellers on 3 different properties, who welcomed us upon arrival.

Now THAT is a good listing agent!

As a buyer's broker, I want to know everything possible and if the listing agent is gracious enough to inform us, I'm listening.

Also, as much as possible, that info can and should be in the agent remarks. Our MLS doesn't allow us nearly enough space for explanations, though, so having the LA assist is a win-win.

Shelly, my grandfather always said "If there are three things about a home that you don't like and you can't change, then you don't buy it".   I've closed many on his sage words.  

Shelly and Candice good advice, and once in a while, when I am on my game, I actually ask the LA what they think about the house that I am setting it up to show.  It doesn't happen always when I have the buyers, but I do try to let other agents know about my listings when they call.  Thanks for the reminder to be more on top of things!

Tony

Doesn't it just amaze you sometimes how little things like paint can make or break a deal?  However I have found in the last couple of years that many of our buyers have been cash poor and try to find a home that they don't need to do anything to.  We were able to over come this problem in some cases by requesting a paint or carpet credit for the buyer.

Jana