Comp use only

[ZZGAMAZZ]

In almost all cases, subject has to be in MLS to be expose to as many buyers as possible to get best price (maybe out in the boonies it works differently).
Not just in MLS but stupid agent has to put it in correct category to let other agents know.
IF SFR listed in 2-4 unit category or vice versa, agents don't know about it and won't be able to get full market exposure.

Representing buyers in the current market environment is grueling, chasing property-after-property while competing with hundreds of other buyers.

 

[Fernando]

"Cross Property" search criteria works.

Too much work for me to input additional criteria.
Sometimes, agent lists in wrong area of town.
These mistakes lessen number of interested parties.
I had done some appraisals and I was surprise with the "good" price.
Upon checking MLS, I realized stupid agent made a mistake in listing in wrong category. Wished I had saw that mistake. Could have gotten a good deal.

 

[Fernando]

Representing buyers in the current market environment is grueling, chasing property-after-property while competing with hundreds of other buyers.

That's why Buyers' agent are so invested in my appraisals. Winning the bid is not enough. To get to the finished line (commission), it has got to appraise.
Listing Agent not as pushy since in seller's market, plenty of willing buyers.

 

[ZZGAMAZZ]

That's why Buyers' agent are so invested in my appraisals. Winning the bid is not enough. To get to the finished line (commission), it has got to appraise.
Listing Agent not as pushy since in seller's market, plenty of willing buyers.

I would not want to be required to explain my comment that they are "invested in my appraisals," although i know what you mean...

 

[Ariba]

Why not? Your MLS doesn't allow fraudulent listings do they? Our MLS calls them "non-MLS" listings. Appraisers can also put them in the MLS

My experience is that MLS’s don’t verify anything. So yes some listings could be fraudulent.

 

[Terrel L. Shields]

My experience is that MLS’s don’t verify anything. So yes some listings could be fraudulent.

But is that our problem? All we can do is use data provided to us and verify as best possible. If I have a non-MLS sale and I verify that the deed stamps are correct, I think I can rely upon the information. Since I work rural areas where the MLS may not even have the sale, or some stray MLS has the listing and I don't know where to look, I see no problem with using the deeds and mortgages to verify a sale and confirm the lender- FHA, VA, and FNMA mortgages state the relationship at the bottom of the forms- and if no mention of the three, then it is a non-conforming bank or owner finance- easily determined. If no mortgage then it is a cash deal.