Selling off/pre-market with Compass or another brokerage

[Anonymous]

We did get an offer that was better than we could have gotten open market - it was a hot time and the buyers just wanted a house and to be done with it.

There’s no way you could possibly know this.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Some of the "sellers" for these Compass exclusive listings don't really even want to sell. I got run around by a couple Compass agents trying to force a deal to happen.

When they kept delaying the showing, I pressed the agent to give me a yes/no answer to whether it was actually for sale. The answer was no.

The Compass playboook is to find someone who isn't really selling and try to entice them with an offer. They try to create a deal with an ambivalent seller. Sometimes it works and sometimes they just bs the buyer and waste their time. [/

This is total BS. You think the Compass agent was trying to get you to write an offer on a house that wasn't for sale? The agent reached out to you, told you that a house was for sale when it wasn't, with the hope that you would write an offer sight unseen bc maybe the seller would then decide to sell? You want us to believe that?

You sound like a realtor.

Compass agents do this all the time. They hear of someone who's thinking about even thinking about selling and try to produce a high off-market offer to get their commission.

Compass agents also tell you to put $$$ into your home to sell it. Say your home is worth $1.5M. They'll tell you it's worth $1.25M but if you put $80K in then they can get you $1.5M. Then it's easier to get you that $1.5M so they get their commission check quickly and you'll never know that you net less than you could have.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Some of the "sellers" for these Compass exclusive listings don't really even want to sell. I got run around by a couple Compass agents trying to force a deal to happen.

When they kept delaying the showing, I pressed the agent to give me a yes/no answer to whether it was actually for sale. The answer was no.

The Compass playboook is to find someone who isn't really selling and try to entice them with an offer. They try to create a deal with an ambivalent seller. Sometimes it works and sometimes they just bs the buyer and waste their time. [/

This is total BS. You think the Compass agent was trying to get you to write an offer on a house that wasn't for sale? The agent reached out to you, told you that a house was for sale when it wasn't, with the hope that you would write an offer sight unseen bc maybe the seller would then decide to sell? You want us to believe that?

You sound like a realtor.

Compass agents do this all the time. They hear of someone who's thinking about even thinking about selling and try to produce a high off-market offer to get their commission.

Compass agents also tell you to put $$$ into your home to sell it. Say your home is worth $1.5M. They'll tell you it's worth $1.25M but if you put $80K in then they can get you $1.5M. Then it's easier to get you that $1.5M so they get their commission check quickly and you'll never know that you net less than you could have.

This is such a weird take. You only get your check after the closing. Also, why would an agent delay the sale for all the renovations, which would then..delay a closing for them to get their check...and net $2k more. Real estate is one of those gigs where everyone thinks they can do it. It's like content creation or cooking in a restaurant. Watching HGTV doesn't make you an expert anymore than have a stove makes you a chef.

[Anonymous]

We have seen several houses sell off market. In at least 3 of those cases, we would have paid $100k more than the off market sales price.

Very likely seller is leaving a lot of money on the table - and we are not fussy, we would not ask seller to fix anything.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Some of the "sellers" for these Compass exclusive listings don't really even want to sell. I got run around by a couple Compass agents trying to force a deal to happen.

When they kept delaying the showing, I pressed the agent to give me a yes/no answer to whether it was actually for sale. The answer was no.

The Compass playboook is to find someone who isn't really selling and try to entice them with an offer. They try to create a deal with an ambivalent seller. Sometimes it works and sometimes they just bs the buyer and waste their time. [/

This is total BS. You think the Compass agent was trying to get you to write an offer on a house that wasn't for sale? The agent reached out to you, told you that a house was for sale when it wasn't, with the hope that you would write an offer sight unseen bc maybe the seller would then decide to sell? You want us to believe that?

You sound like a realtor.

Compass agents do this all the time. They hear of someone who's thinking about even thinking about selling and try to produce a high off-market offer to get their commission.

Compass agents also tell you to put $$$ into your home to sell it. Say your home is worth $1.5M. They'll tell you it's worth $1.25M but if you put $80K in then they can get you $1.5M. Then it's easier to get you that $1.5M so they get their commission check quickly and you'll never know that you net less than you could have.

This is such a weird take. You only get your check after the closing. Also, why would an agent delay the sale for all the renovations, which would then..delay a closing for them to get their check...and net $2k more. Real estate is one of those gigs where everyone thinks they can do it. It's like content creation or cooking in a restaurant. Watching HGTV doesn't make you an expert anymore than have a stove makes you a chef.

Many realtors tell sellers to spend a lot of money to improve the house prior to selling. It's not about a larger commission. It just makes it easier for the realtor to sell fast. Realtors just want to close the deal more than eke out every last bit of commission and they certainly don't care about the seller getting less money at closing.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Hoping to sell off market. I know that Compass has private exclusive listings and I have talked to an agent about that. Seems like that could be somewhat limiting - as in you'll only see it if you're a buyer working with a Compass agent. Any other brokerages (or agents) that do off market or pre-market very well? Our house is in a highly desirable neighborhood and should sell quickly if we get a decent number of eyes on it. Trying to avoid listing for a couple reasons but will resort to it if needed. TIA!

I went to a couple of these private listings. I think the main advantage is as a seller you limit the number of people going through your home. Also you don’t have to stage it or get professional photos done. You can still get a quick sale too for exactly what you want because this market is crazy after all. We were going to make an offer on one of those private listings yesterday but were beat out by ten minutes by someone who made an offer that was exactly what the sellers wanted and was at the top of our price point.

That said, if there’s any info you can share, I’d personally love to know more/connect with you as I’m obviously in the market for a home 😉

This is all wrong.

Yes, you get fewer potential buyers seeing your home. That's a bad thing, not a good thing.

You do have to stage it, if you want to make a good impression on any buyer and induce them to make an offer. An unattractive interior depresses prices, rather than elevates them, whether one person sees the house or dozens do.

You do need photos if you want to persuade a potential buyer to come see the property in person. That doesn't change because the buyer is represented by another agent within the same brokerage. That agent has to persuade any potential buyer to take a look, and they do that with attractive photos.

You don't "get a quick sale for exactly what you want". The price is determined by the market, which consists of one seller and some number of buyers. The more buyers, the higher the price for the one property. Artificially restricting the number of buyers means less competition and lower pricing. "Exactly what you want" is the highest price possible, and you only get that when you entertain offers from the most potential buyers.

Don't listen to this nonsense.

I'm not sure why PP is so opposed to private listings. Are you a realtor who dislikes not having access to these listings? If someone wants to list privately, they probably are OK with potentially getting a lower price. Maybe they just do not want to all of the photos of their house on the internet for all to see?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Hoping to sell off market. I know that Compass has private exclusive listings and I have talked to an agent about that. Seems like that could be somewhat limiting - as in you'll only see it if you're a buyer working with a Compass agent. Any other brokerages (or agents) that do off market or pre-market very well? Our house is in a highly desirable neighborhood and should sell quickly if we get a decent number of eyes on it. Trying to avoid listing for a couple reasons but will resort to it if needed. TIA!

I went to a couple of these private listings. I think the main advantage is as a seller you limit the number of people going through your home. Also you don’t have to stage it or get professional photos done. You can still get a quick sale too for exactly what you want because this market is crazy after all. We were going to make an offer on one of those private listings yesterday but were beat out by ten minutes by someone who made an offer that was exactly what the sellers wanted and was at the top of our price point.

That said, if there’s any info you can share, I’d personally love to know more/connect with you as I’m obviously in the market for a home 😉

This is all wrong.

Yes, you get fewer potential buyers seeing your home. That's a bad thing, not a good thing.

You do have to stage it, if you want to make a good impression on any buyer and induce them to make an offer. An unattractive interior depresses prices, rather than elevates them, whether one person sees the house or dozens do.

You do need photos if you want to persuade a potential buyer to come see the property in person. That doesn't change because the buyer is represented by another agent within the same brokerage. That agent has to persuade any potential buyer to take a look, and they do that with attractive photos.

You don't "get a quick sale for exactly what you want". The price is determined by the market, which consists of one seller and some number of buyers. The more buyers, the higher the price for the one property. Artificially restricting the number of buyers means less competition and lower pricing. "Exactly what you want" is the highest price possible, and you only get that when you entertain offers from the most potential buyers.

Don't listen to this nonsense.

I'm not sure why PP is so opposed to private listings. Are you a realtor who dislikes not having access to these listings? If someone wants to list privately, they probably are OK with potentially getting a lower price. Maybe they just do not want to all of the photos of their house on the internet for all to see?

LOL how does this make any sense to you when they were selling and moving out of the home?

Think for a minute before you type.

[Anonymous]

High value, exclusive homes sell on private market.

[Anonymous]

Anonymous wrote:High value, exclusive homes sell on private market.

...for less than they would if exposed to to more potential buyers.

[Anonymous]

Private home listings take longer to sell and don't guarantee more money, new study finds: https://www.realtor.com/news/trends/private-exclusive-listings-homes-property-mls/?cid=eml__1946:66e221571a4446d4e6969d41:rm202504081030_Marketing_Consumer_Daily_EditorialRSSDynamic

[Anonymous]

We recently bought a home via Compass Private Exclusive. We offered about 5% over list price, met all of the sellers' terms and our offer was cash. The sellers did not want the home on the open market for various reasons. I think it's possible they could have gotten a *bit* more based on comps but they would have had a hard time getting all of their other wants met.

We are about to list our home and plan to do Compass Exclusive. We likely won't accept an offer in that stage but it's a good way to test the market and gauge feedback and interest before going to the open market.

[Anonymous]

Zillow announces a new policy that if a home is publicly listed for sale in a private network, it will never appear on Zillow. Basically banning private listings.
https://www.rismedia.com/2025/04/10/zillow-bans-private-listings-setting-showdown-brokers-nar/

[Anonymous]

If it’s on a private network, how will Zillow know about it to subsequently ban it?

[Anonymous]

Anonymous wrote:If it’s on a private network, how will Zillow know about it to subsequently ban it?

It seems like there's some sort of certification that the agent will need to make when listing on the MLS:

https://www.nar.realtor/about-nar/policies/mls-clear-cooperation-policy

I confess that I don't understand all the NAR jargon at the link above (or at least I didn't have the desire to take the time to understand it).

[Anonymous]

Tl;dr

It is guaranteed that an off market sale will yield the seller less net money.