John W David.com
Double-ending

Recently, in a general discussion among friends, the point was raised on the question of double ending and how particularly the cost to the representative must be lower (somehow) if s/he represents both the seller and the buyer in the same transaction. 

The point was that, somehow, the representative might cut a commission deal reflective of that "cost savings". 

I suppose if the listing rep only lists and lists and lists and the sign brings a buyer, then the amount of time, effort, and cost might bring about both the perception and the fact of little or no work involved that might cause a rep to cut his / her commission. 

However, my approach is reflective of the way I work a listing after signing it into the system. 

The likelihood of a rep who simply enters the property into the system causes that rep to be in competition with all the other reps in that particular Board to attract a buyer for that home. It is highly unlikely that that listing agent will also be the buying representative. Very unlikely... normally less than 10%.

In my area, a listing rep becomes one of two thousand three hundred (2300) competing reps. That is also why, with numbers like that, that most reps just list and let the system do the work. 

I do not agree with that approach. 

My own approach to my listings is to sell that home within 21 days. That's my own professional objective on each and every one of my listings. Remember, it's always what's best for my clients.

I want my sellers to have the least amount of disruption during this usually traumatic time in their lives so that they can move their lives forward more quickly and more happily. 

TO DO THIS requires that I expend much more energy and a huge amount of personal effort into this process. It is always my personal intention and drive to get these people moving their minds forward within that twenty-one days.

That does not mean that they have to be out of the house in twenty-one days. Their closing can be whatever they want. I just don't want them worried about this one important aspect of their lives.

The system I use is the system I created back in the eighties. Most reps now know of it. Many real estate sales professionals have bought my eBooklet describing it.  

But, there is no way they are going to do it simply because of the increased personal costs, the amount of personal energy and effort, the amount of time devoted to that one property from the buying end, and because all this time, effort, and cost would take them away from what they all want to do best: continue listing... other properties. 

So, in answer to why I don't cut commissions or price when I double-end... I earn every dime of it. And, most of my clients agree. In fact, in my years, not one client ever felt I had not done a superlative job for them. 

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