Why Listing Your Home With Multiple Agents Is A Race To The Bottom
Having an open listing with multiple agents won’t necessarily mean accessing more potential buyers - but rather the same buyers who will pit agent against agent to secure the best possible price - all at your expense!
Doesn't it sound appealing? Having multiple agents working for you to generate competitive tension and sell your property? The option to replace any agent if they don't meet your expectations seems like a great advantage, right?
However, the reality often differs from this ideal scenario. Our experience indicates that using two or more agents can lead to significant issues for the seller.
An open listing, as the name implies, allows you to engage any number of agents of your choice. At first glance, it may not seem like a bad idea, as you retain the option to discontinue any agent's services at your discretion and only compensate the one who successfully closes the sale. Even more enticing, if you manage to sell the property independently, you avoid any payment altogether. Sounds like a win-win situation, doesn't it?
The main problems with this method, and they are serious ones, are:
1. You will reduce the chance of achieving the highest sale price
2. The agents will almost certainly make little or no effort to sell your home.
The impact an open listing can have on the final sale price is significant. With multiple agents involved, buyers have the freedom to select the agent they prefer for property inspections. This competition compels agents to strive to attract buyers by offering incentives. The primary leverage they have in this scenario is the financial aspect, utilizing your money as the ultimate bait.
How is it accomplished? They might indicate to the buyer that they could potentially acquire the property at a price that is appealing to the buyer.
Let's be a bit clearer... buyer asks... how negotiable are they?
Agent 1 says... "look they are negotiable, you'll probably get $5,000 off."
The smart buyer then calls another agent who has the property for sale and asks the same question.
Agent 2 thinks... I know other agents have got it for sale, I really want them to come to me so I can show them through and get the sale.
Agent 2 then says... "I know they are keen to sell, I think you're in for a chance at maybe $75,000 less than what they are asking."
Now put that buyer's hat on again... which agent are you going to make an appointment with to inspect the home... ?
Agent 1 who said you might get $5,000 off or, Agent 2 who said you'd get $75,000 off?
This is reality, it does happen. And now the agent is under pressure to perform, but not for you the seller, for the buyer. See the agent now has to deliver on the $75,000 off!
Serious buyers will always notice that you are listed with numerous agents. They will investigate with all the agents, one by one, their thoughts on a possible sale price and they will always choose the one that will save them the most money on the purchase.
The primary cause of diminished exertion arises when managing multiple agents to sell on your behalf. Typically, agents prioritize promoting properties exclusive to them, as it ensures their compensation. In contrast, under an open listing, no payment is received unless you are the selling agent.
Essentially, employing multiple agents does introduce competition, yet regrettably, the seller ends up losing out financially, as the primary emphasis shifts to securing the sale rather than maximizing the buyer's offer.
Buyers Are Not Loyal to Agents
Home sellers need to factor in that buyers are not loyal to agents, and that all agents are in essence tapping into the same pool of buyers. In 2024 buyers follow properties, not agents and sellers would do well to remember this. Having an open listing with multiple agents won’t necessarily mean accessing more potential buyers - but rather the same buyers who will pit agent against agent to secure the best possible price - all at your expense.
Sending All The Wrong Signals
When multiple agents have been engaged to sell one property, invariably each agent will use a different photographer and market the property differently. This sends out all the wrong messages to the buying market. As well as confusing the buyers, it creates the impression that the seller is desperate and therefore will be likely to accept any lowball offer. Statistically listing your property with multiple agents will more than likely always lower the price that the market will be willing to pay for the property.
A Tale Of Two Commissions
The dangers are real! Could you really be liable for a double commission payment? Buyers may have seen the property with one agent, but then speak to another agent that tell's them they may be able to secure it for them at a better price. Buyers will then naturally make an offer with the agent who has made this claim. However sellers should be aware that the agent who introduced the buyer to the property originally has just as much right to claim full commission on the sale of the property as the agent who took the offer that was accepted by the seller. Therefore the seller could be left in a very real situation where they are legally obliged to pay two agents full commission on the sale of their property, which can be exceptionally costly and means the seller walks away from the sale with less.
A Legal Can Of Worms!
Many home sellers are not always properly informed about the binding nature of accepting an offer to purchase, and don’t understand that they have signed a legally-binding document. This can open the seller up to legal action in the case where multiple agents are marketing the property should the seller accept two offers from two different agents. Can this really happen?
If a seller accepts an offer on their property from one agent that has conditions like perhaps "subject to finance" or "subject to a building and pest inspection" or "subject to the sale of the purchaser's property". The contract should stipulate a clear time frame in which the these conditions need to be met.
Another agent then comes in with a cash offer which is far more appealing to the seller as they don’t have to wait for any conditions to be met. They accept and sign the cash contract thinking it means the first contract falls away. This is not the case.
The first offer always takes precedence. The agent with whom the seller signed the second contract to purchase can sue the seller for the full commission should the suspensive conditions on the first offer be met. Furthermore, in this case the purchaser who made the second offer could also have claims on the seller for creating false expectations.
It is the seller’s obligation to make sure they have a copy of the first contract they signed in order to determine the terms and conditions, and to be upfront with all the agents marketing the home about any offers they have accepted or rejected as soon as it happens.
Exclusive listing agreements really do work best for selling a home at a good price in a reasonable amount of time, and get rid of the hassle of dealing with multiple different agents and opening the seller up to all sorts of legal risks.
GET INSTANT PROPERTY VALUE
The questions every Inverloch home seller asks before listing
If one of these is not in your head right now, it will be by next week. Here are the honest answers.
Who is actually the best real estate agent in Inverloch?
Leo Edwards of Inverloch 3996 at realty is the two-time RateMyAgent Agent of the Year for Inverloch, winning in both 2024 and 2025. He holds Certified Price Expert status, maintains 91.9 percent list-to-sale price accuracy across his 2024 to 2025 sold listings, and sells homes in 63 days on average compared to the Inverloch suburb average of 118 days.
How long does it actually take to sell a home in Inverloch right now?
As at April 2026, the Inverloch suburb average sits at 118 days. Leo Edwards averages 63 days across his 2024 to 2025 sold listings. 43 Inverloch properties have been listed for more than a year at time of publishing. The gap between agents is measurable, not marketing spin.
Do I really need an agent with a shopfront in Inverloch?
No. Approximately 96 percent of buyers research property online before purchasing. Not one of the case studies on this page was sold because a buyer walked into an office window display. A digital-first agency with a dedicated local audience and in-house production consistently outperforms the shopfront model in Bass Coast markets.
Are paid portal upgrades worth the extra thousands?
Paid portal upgrades compete for position against other listings on the same portal. They do not generate new buyer demand. In the 7 Morey Street campaign, 87 of 88 enquiries came from social media, not portals. Upgraded portal spend alone is not a marketing strategy.
Another agent quoted me a much higher price. Why shouldn't I go with them?
Because the public data is unambiguous. 21 Pier Road was listed at $1.87 million and sold for $1.14 million after 622 days. 19 Cuttriss Street was listed at $1.295 million and sold for $928,000 after 435 days. Winning the listing with the highest quoted price is an old playbook. The vendor always pays for it.
I've been with my current agent for months without results. Isn't it too late to switch?
No. 26 Beacon Court had been on the market for 172 days without a confirmed sale. After switching to Leo Edwards, it sold in 27 days with 121 enquiries and 7 formal offers at $860,000. Switching agents mid-campaign is not just possible. In many cases, it is the only thing left that actually changes the outcome.
What if my home is unique? Does the same approach even apply?
Every property listed with Inverloch 3996 at realty runs through the same five-phase campaign system. What changes is the execution inside each phase. Premium coastal, inland acreage, subdivisions, new builds, deceased estates — the framework adapts. The principles of accurate pricing, strong visual production, real distribution, transparent negotiation and principal-level oversight apply to all of them.
I want to bring this to Leo, but my spouse is sceptical. What should I show them?
Share this page. It was written for exactly that conversation. The numbers, the published case studies, the methodology, and the 30-page Bass Coast vendor intelligence report available at the strategy call are structured to give both parties enough evidence to make an informed decision together.
It feels awkward to switch agents mid-campaign. How do I even do that?
Most listing agreements include a defined termination or review period. A short, written notice to your current agent is usually sufficient. Leo can walk you through the specific wording during the strategy call and provide a sample notice if helpful. Many vendors find the switch less difficult than the months they've already spent waiting.
What does list-to-sale price accuracy actually mean?
It measures how close an agent's listed price sits to the eventual sale price. A high ratio signals honest pricing. Leo Edwards sits at 91.9 percent across his 2024 to 2025 sold listings. Methodology available on request.
What is Openn Offers and why use it?
Openn Offers is a transparent online sales platform that lets every qualified buyer see competing offers in real time. Transparent competition lifts sale prices in coastal markets where buyers are dispersed across Melbourne, interstate, and local. Leo was one of the earliest Victorian adopters.
Why do homes sell faster with Inverloch 3996 at realty?
Three reasons. Accurate pricing from day one using CoreLogic and Pricefinder Pro. Distribution to a dedicated 30,000 plus weekly audience through Inverloch3996. In-house production through 3996Studio delivering a $1,875 prestige package at no extra cost.
What if Leo is too busy to take my listing?
The cap is approximately 20 active listings. Some months the waitlist is real. If Leo cannot take your campaign personally at the right moment, he will tell you at the first conversation. The alternative is not a junior handover. The alternative is an honest referral.
How many listings does Leo take at one time?
Approximately 20, capped deliberately. Not a capacity issue. A structural choice. Every vendor receives principal-level attention, a bespoke 3996Studio campaign, and strategic oversight through to settlement.
Which suburbs does Leo Edwards service?
Inverloch, Cape Paterson, Wonthaggi, Venus Bay, Tarwin Lower, Meeniyan, and the broader Bass Coast and South Gippsland region.
How do I choose between two Inverloch agents I'm interviewing?
Three questions cut through the noise. First, ask each agent for their list-to-sale price accuracy percentage. Second, ask for their average days on market against the suburb benchmark. Third, ask who produces their photography, video, and social campaigns. If any answer is vague or defensive, keep looking.
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