jducey1234@aol.com
    845-807-6043

Sullivan County NY Real Estate in the New York CatskillsSullivan County NY Real Estate in the New York Catskills

Sullivan County Real Estate

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About Commissions

 

Real Estate commission percentages vary pretty widely here in Sullivan County. Before completing the listing agreement, you should discuss the real estate commission with your agent. It is important that you are very clear how much it is, and where it is allocated. I  generally charge 6%. I do not cut my commission to get a good listing, and I do not inflate my commission if the opportunity presents itself.

Being listed in the MLS gets your listing in front of all agents and brokers who are members of that MLS Association.  By offering a percentage of the commission to a buyers agent, you essentially have many agents working for you to sell your property. This larger supply of buyers gives you a much better chance to sell your home quickly and for a better price.

 Since in a co-broke situation, a part of the commission usually goes to the buyers agent, you should make sure you are clear how much is being offered.  As mentioned above, the more agents that show your property, the more pricing power you have and the more quickly your home will sell. I offer a 50/50 split., 3% to a buyers agent. However there are some brokers who keep more. And often if that question is not asked, it won’t be answered. Also I am a member of two MLS. Sullivan County and Greater Hudson Valley, as well as the vast Re/Max Keller Williams networks, giving my listings much more exposure than a smaller brokerage.

Many times you can find a broker who charges less, which may look like an attractive way to go. However do a bit of research first. How much advertising do they do? Does the “discount” mean you have to show, (and basically sell) your own house? Would you automatically hire the cheapest plumber, or roofer, or doctor?

Keep in mind an agent has to pay all marketing expenses associated with your listing. Including listing fees, flyers, brochures, signs, and numerous pay-to-add websites. All these things give your property a much wider audience. Also lets not forget annual license renewals, mandatory continuing education and training programs, desk fees, office supplies, etc.

You may be asking yourself, what do those fees have to do with me? Well they get you a professional broker with a fiduciary responsibility to represent you. You get someone with comprehensive knowledge of the local marketplace, and negotiation skills aquired through many transactions. You get someone with a professional network which helps avoid the myriad of pitfalls throughout the transaction. You get an agent who is responsible for the appropriate marketing exposure, and who will represent your best interests.

When is a commission earned?

In general a commission is paid at the closing table. However it is earned throughout the whole process. But legally once you as a seller has agreed on a price to sell your real property to a “ready, willing and able” buyer that your agent has brought to you, then the agent has done their job, and a commission would be due . Once the sale has closed, the real estate broker gets paid from the proceeds of the sale. Should the buyer back out for any reason during the process, no commission is owed, however if you the seller decides to not sell at this point, legally a commission would be owed, therefore it is important to carefully consider everything before signing a listing agreement, and accepting an offer.

Who pays the commission?

There has always been a debate on this point. Technically the seller pays the commission because it comes out of his portion of the proceeds at the closing table. However it comes from the buyer’s funds. Also a commission is calculated into the seller’s final net, and is very much on their mind during a negotiation. Therefore although technically the seller pays the commission, I think it is safe to say that both the buyer and seller pay the commission.

 A buyer contacted me directly, do I still have to pay a commission?

 It depends on which listing agreement you signed. See my section on listing agreement. Some listing agreements do stipulate that you must pay a commission no matter who brings the buyer. Others have a discounted rate for sellers that bring their own buyer.

My listing has expired, and now I have an offer. Do I pay a commission?

Again it depends. Most listing agreements have a clause that if any prospective buyer that views the house during the agreement period, and then buys it within a certain time period (mostly three months) then a commission would be owed. There have been more than a few law suits over the years concerning commissions, and mostly it comes down to procuring cause. Did the agent’s involvement and or influence bring the buyer and seller together?

 

 

 

Areas We Serve

North County


LIVINGSTON MANOR 12754
Long Eddy 12754
Roscoe 12776
Parksville 12768
Hankins/Freemont 12741
West County
CALLICOON 12723
JEFFERSONVILLE 12748
NARROWSBURG 12764
HORTONVILLE 12765
Kenoza Lake 12750
Mid County


Liberty 12758
Monticello 12701
White Sulpher Springs 12787
Rock Hill 12775
Bethel 12720
The Southwest
Barryville 12719
Eldred 12732
Yulan 12792
Glen Spey 12737
Forestburgh 12777

About Us

John Ducey
REALTOR® Associate Broker
Direct: 845 807-6043
NY Lic. 30DU1098465

115 Del Vue Road
Callicoon, NY 12723
Office: 845-807-6043
Keller Williams
jducey1234@aol.com
Sullivan County Real Estate

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I can’t recommend John enough. Selling my home couldn’t have been easier. In a market that was challenging, John found a buyer. I had my home with another broker for over a year!

Janet Yardley

I couldn’t have asked for a better real estate agent. Someone who knew the market inside and out and was not only able to find a great new home at the best possible price, but also was able to market and sell my old home over and above the market value – and in record

Crystal Robinson

My wife and I worked with John to purchase our first country home and really can’t say enough good things about him. He is knowledgeable, approachable, personable, endlessly patient, and incredibly generous with his time (including mornings, evenings, and weekends over the course of 3 years). He answered every question and explained every form and every part of the process clearly and thoroughly. Buying a home in this market is challenging, but working with John made it as painless and straightforward as possible. We highly recommend him.

Consantine Lambris

John is very knowledgeable, dedicated and easy to work with. I highly recommend him.

Melissa Kubenik

We recently purchase a vacation home in upstate NY through John. During the duration of looking for homes and then finally closing, John was amazing. We were not from the area so John was on top of pointing us in the right direction. I firmly believe that without John we would have never found the property that we purchased. I would highly recommend John to anyone! In the next few weeks I will be working with John to sell another property that we own. From the moment you meet John you will see that he is professional, caring, and is on top of his work. I never had to wait more then a few minutes for a return phone call, email, or text message. It was nice working with John who cared more about us and that we were happy, then just making a quick sale.

Kevin Woods

It was a pleasure dealing with John Ducey. We had a home on the market for almost 2 years without any verifiable offers and that became depressing considering we were pulling two mortgages. Met with John who ran some options for us and worked diligently to resolve any issue that would show up. This was greatly appreciated as his work did ease the stress on my health issues. John is easy to talk to and most important, he quickly returns calls and messages.

Both myself and my other half highly recommend Johns real-estate knowledge to anyone.

Bill Nery

John just listed and sold my house in Callicoon. He was patient and very professional through the whole process. Highly recommended for anyone looking to sell.

Jessica Novak

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