does realtor.com show all listings?

[Mel-]

are there any real estate agents here that know if realtor.com shows all listings in an area? I'm looking for a new place and thought I just needed to look at realtor.com to see all but have noticed some united country listings agents are sending me are not on realtor.com.

if not realtor.com, is there another site that will list ALL listings for an area except FSBO?

another questions: if a listing is noted as PENDING is there any point contacting the agent? that means an offer has been accepted, right?

Thank you.

[txquilter]

realtor.com is only as good as the areas cooperation agreement. I hold a Texas real estate license and for the most part the majority of the listings do appear in realtor.com. What I've found is that it is not updated as frequently as the local MLS (multiple listing service) that realtors use in their respective areas. Some areas don't have this type of regional service so they probably would not feed into realtor.com. I live in a rural area in North Texas and some of the farm and ranch properties are not even listed in our MLS system. Even as an agent, I search multiple sites - my local MLS system, realtor.com, unitecountry.com, landsofamerica.com and even craigslist.

As for your other question: if you've identified a property you like and it shows pending you can certainly contact the agent. While they won't know for sure whether or not the property will close you can ask them the "likelihood" of the sale going through and leave your name and number with them in case something happens and the contract is canceled.

PENDING means an offer has been made, accepted, made it through the option period and is waiting for title work, surveys, financing, etc before closing. Anything could happen to kill a contract. There could be liens on the property that would force the seller to have to bring money to the table and they could cancel the contract, the buyer's financing could fall through and much, much more could cause a deal to fall through. A property is not sold until everyone has signed the papers at the closing table and money has exchanged hands. I have had buyers walk away at the closing table before so it certainly wouldn't hurt to make a call...

[cfabe]

I spent quite a bit of time browsing realtor.com before we bought our current place. It does show most of the properties, at least in Ohio and Michigan where I have lived. But, if you are seriously shopping, you are doing yourself a disservice if you're not working with a buyer's agent. If you find one willing to spend some time with you, they can do custom searches for properties for you, with more criteria than realtor.com offers and you'll get the most up to date information. Most MLS systems even have a way they can send you an email with a link to the search results which will show you the info directly from MLS.

Another tip - if you check out the websites for local real estate companies, you may find one that has a better website than realtor.com that gives you access to all the same listings. I think I actually ended up using howard hanna's website for most of the searching I did before I started working with a realtor, it showed more info on the properties and had better search capabilities.

[NamasteMama]

I have found that is dose not show most properties in my area and I live in one of the largest metro areas in the nation. I found that Zillow, dose how ever show most every listing.

[ET1 SS]

In this area; some 'listings' are only held by a real estate office, which may have a website or which may just be hung on the walls of their office.

Then some 'listings' are on the MLS.

The property that I bought was not on either, the seller has a 3 to 4 page 'list'. A couple lines to describe each property for sale, so maybe 10 properties peer page, and he only advertises by nailing signs to trees with his phone number.

[Mel-]

lol et1.

thanks all. I am pretty open to several states and that is why I am not going to contact any agents yet. if I can even narrow it down to a state then I might.

at least realtor.com helps me find areas where property is within my price range and then I do a google search but it's slow going. I'm starting to feel like I'm spinning my wheels.

thanks again.

[ET1 SS]

Originally Posted by Mel-

lol et1.

thanks all. I am pretty open to several states and that is why I am not going to contact any agents yet. if I can even narrow it down to a state then I might.

at least realtor.com helps me find areas where property is within my price range and then I do a google search but it's slow going. I'm starting to feel like I'm spinning my wheels.

thanks again.

Our experience has been that realtors can give you an idea of the area.

However if you are looking for land, whatever the realtors are pricing land at, you can find FSBO offerings that will run from a quarter to as high as half of what the realtors list land prices as.

In our township now, I know of land that is for sale, where the asking price 'per acre' is a quarter of the lowest 'per acre' asking price of anything on the MLS in our township.

[Roadking]

If the property has been listed with an agent, and the contract states that it will be advertised on the MLS (mulyiple Listing Service), Realtor should have it, usually a 48 hour window between listing/changes before they show on the site. Several agents around here use www.trendmls.com (need to be an agent), which has a lot more. Best advice, either hunt with searches, or sign up with a real estate agent.


As for pending...an offer has been made...possibly accepted, BUT with contingencies. i.e. buyer needs to sell their house, septic tests, home inspections...most often, it is the potential buyer needs to sell their house before the purchase can be made. That said, most often, the contract will state a 48 hour window (if you offer to pay cash/or no contigency, etc) the original contract has 48 hours to step up to the plate and renounce their contigent. "Sale Pending" is really just a way of saying to those who have looked previously that there is an offer, and if you really want it, bring your best offer soon.
Matt
PS I'm not a real estate agent, but a former developer and investor. The info mentioned is for PA, but pretty much goes anywhere. Each agent / office has certain leeway in their listing and advertising...as long as it doesn't overstep the Assoc. of Realtors. Just like anything else.

[ChristieAcres]

does realtor.com show all listings?
are there any real estate agents here that know if realtor.com shows all listings in an area? I'm looking for a new place and thought I just needed to look at realtor.com to see all but have noticed some united country listings agents are sending me are not on realtor.com.

if not realtor.com, is there another site that will list ALL listings for an area except FSBO?

another questions: if a listing is noted as PENDING is there any point contacting the agent? that means an offer has been accepted, right?

Thank you.

I am a WA licensed Real Estate Agent. Our NWMLS is up to date. All websites pulling from it CANNOT be updated as quickly and do not contain 100% of the listings (the reasons have been stated in earlier posts). Further, each listing has an option to stop it from being pulled by other websites. That means, I can prohibit my listings from being taken by other websites to market (other Realtor sites market them & show them as if they are their own listings). I choose not to prohibit that as my job is to get the listings sold and don't prohibit others from marketing them.

I recommend you get a referral to a good Agent who is well respected and trusted.

I don't just pull up all the listings, I will also go to property owners who are running behind on their mortgage or behind on their taxes. If the Buyers choose a property, then the sales price is negotiated between the parties (if the owners wish to sell). I am very careful to stay within the criteria I am given. In addition, I will also not hesitate to show FSBO's, regardless of the commission. The goal is help Sellers sell and Buyers buy with the least amount of stress, and help them understand every step of the way. Try to find an Agent who will put you first and work hard for you.

Pending means an Offer HAS been accepted. That Offer CANNOT be bumped unless there is a provision in the Purchase and Sale Agreement. Pending has a number of statuses. It can be Subject to Inspection. Pending- Backup Offers Requested, to name a couple. If you want a property that is shown as Pending, have an Agent write it up! If the first Buyers fall out, your next in line. You have nothing to lose. Another status of Pending, is a Purchase and Sale Agreement subject to the sale of the Buyer's Home. That typically has a deadline to close, then open to other Offers, or is open for other Offers until the Buyer's Home sells! So, very wise to determine what that Pending status means. Your Agent can easily find out.

Short Sale transactions- That can go Pending without an approved Offer from the 3rd party (Mortgage Holder), as long as there is one Offer submitted for that approval. Here is an example-

A property is listed on the market for $300,000. The Sellers are behind on their mortgage and the house doesn't sell right away. A few months go by, and they are in danger of losing it to foreclosure... An Offer is presented that is only $150,000 and it doesn't pay off their mortgage (that turns it into a "Short Sale"). Now, the Listing will go Pending. The Listing Agent can be asked if the Offer is a Short Sale. That Agent can say yes, but not tell how much. A Short Sale must get the 3rd party approval (Mortgage Holder). If a higher Offer is presented, it can bump the other one IF the MTG CO hasn't given final approval. MTG CO's aren't held to the same standards as Agents and Sellers. They can receive an Offer, delay it for a month, another one comes in, and is higher? The MTG CO suddenly approves the 2ND Offer.

I hope everything goes well for you!

[Mel-]

thanks again for all of the info.

so those of you who are agents, you think even though I am looking in a large multi state region I should look for a realtor? I thought each realtor only covered their county (my experience from past buys). no way can I possibly contact a realtor for every county in every state. if I can contact one for each state I am interested in then I can do that.

I did email united country with my wants for a state and they then sent that out to several realtors within that area. originally I was just looking at vacant land but I have decided to also look at property with existing buildings on it (house or at least barns) and need to contact them to let them know but all of their listings so far are listed on their sites. if they would be aware of some fsbo or as you mentioned properties that might go soon in foreclosure or something that is certainly a thought. they only send me united country listings, though.

I used to live in kansas city and was looking into nebraska and had to almost immediately knock if off my list to my regret the property taxes are unreal there. I am looking at under $50k and seeing $1200-1500 a year taxes. plus there doesn't seem to be anything but huge ranches for sale that I have found so far.

re the pending: I saw a place that I would jump on at the price they were asking. would have to scramble to move cash around but holy moly, almost 18 acres of fenced pasture, a huge ole farmhouse in great condition plus outbuildings, all for $20k! I can't build anywhere that cheap!

I was originally only looking at going back to missouri but if I could find the right property I would be open to kansas, nebraska, iowa, illinois, shoot MAYBE even as far south as oklahoma or north to wyoming (probably not, lol). has anyone else had as hard a problem deciding? for me, I'll go where I find the most land with a fixable house/outbuildings way off the road. low taxes, middle of nowhere since I work online.

my father still owns the farm he grew up on in tennessee and the population of that county is the same as it was 30 years ago. I should just go down there since it's been sitting empty for over 20 years now and he would love for someone to live there but really I'm a midwesterner and though I spent several years in tenn growing up it just ain't the same

I was/am just starting to wonder if I am seeing all available when I do searches. If I am then great, then I know I can eliminate an area or county but if I am not seeing all property, well, hummm. thanks again.

[Otter]

Originally Posted by Mel-

re the pending: I saw a place that I would jump on at the price they were asking. would have to scramble to move cash around but holy moly, almost 18 acres of fenced pasture, a huge ole farmhouse in great condition plus outbuildings, all for $20k! I can't build anywhere that cheap!

Be careful!! When I read this I was reminded of one place we went to go see, looked great in pictures. When we went there, the realtor had managed to find the one place and angle from which you couldn't tell the whole place was at a tilt. The interior photos made the place look pretty good, but none of them showed the hole in the roof that also went through the second floor, down through the first floor, and into the crawl space. I kid you not.

In the same neighborhood a lovely 3 bedroom on 12 acres was sold well within our price range in 3 days. Never had time to make it onto a listing service.

It's hard, but I'd try to find an area first, then a buyers agent. That would be the best way to miss wasting time on places like the first place and catching deals like the second. Good luck!

[Fonzie]

fwiw,
I recently bought a house and www.trulia.com and www.mls.com really helped...

[ChristieAcres]

I recommend you get a referral to a good Agent who is well respected and trusted.

This is what I wrote. I would expect you would choose a state BEFORE you looked for a Real Estate Agent . It is even better if you can choose the County and get one there. If there is a way to get a personal recommendation from another HTer for the area you want, better yet...

I tell every single Client I work for, that choosing WHERE you want to live is the most important thing. Once that is determined, any Agent can do better than just looking at the MLS or taking over to help once you have found the property yourself.

Property taxes are a huge consideration, among many others.

[goatlady]

If I remember correctly United Country does NOT participate in the local MLS services. They run their own company MLS so you will neer get any listings from a UC agent except US listings. I like to deal with the local ReMax company they are Top n otch in this area and maintain the MLS listings current on a weekly updated basis. Found yourself a state, then narrow down to which area of the state, the find a realtor in that area, and communicate thoroughly with that agent. call and then email a message showing exactly what you MUST have, and what would be NICE to have and your absolute bottom or top price line. the mopre complete you message the better the agent can find properties that would be appropriate for you and not waste your time or theirs. My realtor worked with me for 2 years before we were able to complete a purchase for me, but it was the perfect property and everybody was happy.The right realtor is critical in achieving your needs but you MUST be upfront and totally honest with them in order for them to do a good job for you.