When owners decide to sell, they often assume that the more agencies advertise their home, the better their chances of finding a buyer.
Yet listing a property independently with several agencies does not always bring it to a wider audience.
Often the opposite happens. Buyers see duplicate listings, different photographs, conflicting details and sometimes even different asking prices for the same home.
At Inmogestión Balear we work under a shared exclusive agency agreement. One agency coordinates the entire sale, while our membership of the ABSI network makes the property available to buyers registered with other agencies too.
What does it mean to give an estate agent an exclusive instruction?
Under an exclusive instruction, one agency takes responsibility for managing and coordinating all the marketing of your home for an agreed period.
This gives you a consistent approach to each part of the sale.
- The asking price.
- Photography and presentation.
- The property description.
- Advertising.
- Handling buyer enquiries.
- Arranging viewings.
- Following up with interested buyers.
- Negotiating offers.
As the owner, you have a single point of contact who knows what is happening throughout the sale.
Can other agencies bring buyers under an exclusive agreement?
This is one of the questions owners ask us most often.
You might assume that appointing one agency means the property can only be offered to buyers already registered with that agency.
Our agreement works differently.
Inmogestión Balear works with the ABSI network. We can share your property with partner agencies, significantly increasing the chances of finding a buyer.
This gives you two advantages.
One marketing strategy and a wider network of buyers.
You keep one point of contact. Meanwhile, other agents can access the property details and introduce interested buyers.
What happens when several agencies market a home independently?
Problems can arise when several agencies market the same property without coordinating their work.
For example:
- The same home appears several times on the same property portals.
- Each agency uses different photographs.
- The descriptions may give conflicting details.
- After a price change, some listings may still show the old price.
- Different agencies follow up with different buyers.
- It becomes harder to tell how buyers are responding to the property.
A buyer may even approach several agencies to see which will offer the best terms.
All of this can affect how buyers see the property.
One strategy can reach many potential buyers
A shared exclusive agreement is designed to avoid those problems.
One agency manages the sale and can work with other agents to find a buyer.
This means there is one of each of the following:
- Asking price.
- Main listing.
- Set of photographs.
- Description of the property’s selling points.
- Record of progress.
- Point of contact for the owner.
At the same time, the home benefits from a wider network of agencies and buyers.
An exclusive instruction allows the agency to invest more in marketing
Marketing a property properly takes time and money.
A marketing plan can include:
- Professional photography.
- Listings on the main property portals.
- A floor plan.
- Social media promotion.
- A database of potential buyers.
- Targeted advertising.
- Cooperation with other agencies.
- Following up every enquiry and viewing.
With an exclusive instruction, the agency can plan the whole campaign from the start and invest more in presenting and promoting the property.
Owners can see how the sale is progressing
Keeping track of buyers and their feedback is another important part of the process.
When agencies work separately, it can be difficult to know how many individual buyers have shown interest, what comments keep coming up after viewings or what might be holding back the sale.
With one agency coordinating the work, it is much easier to review:
- The number of enquiries.
- Completed viewings.
- Buyers’ feedback.
- Offers received.
- Changes in competing listings.
- How buyers respond to the price.
If the strategy needs adjusting, you can base your decision on what buyers have actually said and done.
The highest valuation is not always the best reason to choose an agency
If you consult several agencies, they may give you different valuations.
Choosing the agent who suggests the highest figure can delay the sale if the market does not support that price.
Before listing, look at competing homes, buyer demand and the particular features of your property.
Our article on mistakes to avoid when listing a home in Palma de Mallorca explains other common pitfalls that can affect a sale.
Price is still crucial
Even an exclusive instruction and a wide network of agents cannot make up indefinitely for an asking price that is clearly out of step with the market.
Buyers compare homes continually and know what else is available.
That makes a realistic valuation the starting point for any marketing plan.
If you are considering a sale, see our guide to how much a house in Palma de Mallorca is worth.
How does Inmogestión Balear work?
We take properties on an exclusive basis because we believe it allows us to take responsibility for the entire transaction and plan the sale from start to finish.
An exclusive instruction still gives us room to work with other agents.
Through ABSI, we can market the property with partner agencies and reach their buyers while coordinating everything from one place.
As the owner, you can have one agency looking after the sale and several agencies looking for a buyer.
You get both benefits.
Thinking of selling your home?
We help owners sell their homes across Mallorca, including Palma, Palmanyola, Marratxí, Santa Maria del Camí, Consell, Binissalem, Lloseta, Inca, Algaida, Sencelles, Llucmajor, Campos, Felanitx and Manacor.
If you are thinking of selling, we can explain how our shared exclusive agreement works, how we cooperate with other agencies and how we would market your property.
