Are iBuyers Competition?

August 25 2019

online real estate

It’s like selling a car. You have choices. You can FSBO it or you can take it to a dealer. It’s common knowledge that you’ll get more for the car if you sell it yourself, though.

It’s also a hassle to DIY a car sale. Those who want to avoid having to clean and repair the car, be available for showings and test drives, haggling over price and dealing with all the paperwork choose the dealer option.

Basically, that is what iBuyers are – the dealerships of the real estate world. Just dump your current home and turn your attention to the new one.

That’s a bit simplistic, but you get the general idea.

As with trading in a car, the big disadvantage to selling a home to an iBuyer is that the seller loses money on the deal. For many, that equity represents years, maybe decades of paying a mortgage payment faithfully, even in tough times.

To trade that money for “convenience” just doesn’t make sense. Which is likely why iBuyers aren’t catching on with real estate consumers.

Sure, home sellers are contacting them in droves. Out of those contacts, only about 1 percent of all requests end up in successful Zillow Offer.

If you’re feeling a bit intimidated by these “algorithm-powered home flippers,” as’s Jeff Andrews refers to them, get the facts. Arm yourselves with knowledge of how they really work, not what they promise in their marketing.

“Zillow Offers buys and re-sells homes at full, fair market value”

That is but one of the lofty and (so far) untrue marketing messages on Yes, the homeowner won’t need to make renovations or repairs or clean the home. That, however, doesn’t mean that those tasks won’t need to be done before resale.

And, the cost of that will be deducted from the original offer. Depending on the home’s condition, and the iBuyer’s markup of costs, it could (and has) run thousands of dollars.

“They offered around $298,000, with about $20,000 in repairs and fees, so I would have only walked away with about $276,000,” one would-be Zillow Offers client reports to Jaclyn Allen of

Then, they’ll deduct their fee, which is “around 7 percent,” according to Zillow’s website. But that’s just Zillow. Others operating in the iBuying space may charge up to 10 percent.

Are iBuyers the enemy or the inspiration?

Hassan Riggs at claims that iBuyers are the inspiration, not the enemy.

“Rather than trying to beat them at their own game,” he suggests that “agents must instead focus their efforts internally, on evolving their approach, strengthening their relationships and leveraging technology to better serve today’s changing buyers.”

It’s not so much the buyers buying the iBuyer homes that seems to intimidate some agents we’ve spoken with, but the sellers who sell to iBuyers.

Other listing agents aren’t feeling at all threatened. After all, the iBuying process appeals to a very narrow segment of the seller pool.

I have a friend who was tasked with selling her deceased mother’s home. Her parents had lived in the home for more than 50 years and, sadly, Dad was a bit of a hoarder.

When my friend flew home to clean out the house she was appalled. Even worse were the results of a home inspection. The home was basically a tear-down.

It was also about three seconds away from foreclosure. After working with the bank to give her more time to sell the home, she hired an agent to sell it as-is, at a rock bottom price.

It did sell, in less than a week, to another local agent who was buying it and planned to completely gut it for her daughter.

That friend would be the ideal iBuyer client. She didn’t want to clean the home, had no intention of staging it or making even one repair. She just wanted it sold, as soon as possible.

So, relax. Not many homeowners are willing to part with huge hunks of equity in exchange for a chunk of time, regardless of what these iBuyers think.

If you feel you must compete

As a listing agent, you should be working overtime populating your website, newsletters and other real estate marketing vehicles with the truth about the iBuying process. Because, right now, all potential homeowners know is the hype they read on the iBuyer websites.

Be honest but unflinching in your reviews. Give the pros as well as the cons.

Create a static page on your site about common mistakes home sellers make when agreeing to sell to an iBuyer. Here are a few ideas to get you started:

  • Not knowing their home’s fair market value.
  • Not being clear on who will pay for the mandated repairs/renovations.
  • Taking the first offer. Counsel your iBuying clients to get offers from more than one company. Then, compare all aspects of each offer.
  • Signing a contract they don’t fully understand.
  • Not understanding that the iBuyer will add a fee, and it will be higher than an agent’s commission.
  • Failing to take the time to add up all the expenses and the fees charged by the iBuyer to determine how much they will net at closing.

It’s time to change your approach

Presenting your services in a more positive light will go a long way in combatting the lure of convenience and the “hassle-free” process that iBuyers promote.

Sure, selling a home is somewhat of a hassle. Remind potential listing clients that with the right agent, it can be a smooth process and bring in top dollar, quickly, for the home.

In researching iBuyers for this piece, the one thing that stands out overall is the positive sales spiel they present. They contrast, succinctly, what they offer with what you offer: “convenience, certainty and a hassle-free process,” according to Zillow.

Offerpad invites home sellers to “Skip the usual stress of home-selling,” and Knock promises “a painless process,” without “the hassle of repairs, listing, showings, and months of uncertainty.”

Notice how easy, breezy it sounds, especially when compared to what confronts a home seller on many agents’ websites.

“Selling your house can be one of the most stressful events of your life,” one agent says. Reminding sellers of the nightmare that lies ahead, he warns them that they’re “facing the daunting task of moving in the (hopefully near) future, and you’re worried about the finances of selling your home.”

Then, there’s the very well-known East coast agent who wrote an entire blog post about the challenges sellers face. “When selling a home, there are many different challenges that can arise throughout the transaction and even before you’ve listed your home for sale,” he cautions.

He then adds that some of these include “handling unrealistic home buyers [isn’t that the agent’s job?] and handling the emotions of selling a home.”

After reading the iBuyer sites and several agent sites, I think I’d seriously consider selling to an iBuyer. Either that or age in place.

Fear is a common sales tactic, but it won’t fly if you’re competing against the unicorn and rainbows marketing of iBuyers.

Vow to change your tune when writing content for your website, newsletters and social media posts. Become more positive about the process.

After all, if you’re truly offering amazing customer service, working with you to sell a home isn’t quite as daunting as those other agents make it out to be.

Transform Your Home into a Smart Home

As technology continues to evolve and become vital to our daily lives, it only makes sense to consider how it can make things easier for you on an everyday basis. And there is perhaps no better place to incorporate “smart” technology than your home. With today’s smart devices, you can do things like automatically controlling the temperature of your home, the brightness of the lights in your space and when they turn on and off, and even when your slow cooker should begin to cook dinner. Let’s take a look at how you can make your home smart and reap the benefits the technology has to offer! 

Benefits of Having a “Smart Home”

As mentioned briefly above, smart technology can have a big impact on the convenience and usefulness of your home. In fact, having the right smart devices could even help improve your health! Being able to automatically transition your home to best temperature for sleep once night hits, for example, or investing a smart bed is a good way to help promote sleep and complement things like soothing wall colors. Better sleep, including better ways to wake up in the morning, can help boost your mood, energy levels, and ambition. In addition, smart technology can help make your home a more calming and productive place.

Whether you’re upgrading your current place or are investing in new space, opting for smart technology is a smart bet to make your home more livable and future-proof.

How to Make Your Home “Smart”

There are a few different things to think about when the time comes to turn your home “smart”. First of all, consider which smart home devices are right for you. For some people, that might be a slow cooker that can be remotely controlled from work or school. Other people might decide that a smart thermostat is a great way to save money and regulate a healthy home environment. Once you’ve determined which devices you’re after and how you’d like them to work for you, the time has come to start transforming your home. We recommend working by amenity or element. 

Many people decide that breaking their home’s smart evolution up into easily-manageable pieces like “lighting”, “temperature”, and “sound”, can make the process a bit easier to handle. You might start with lighting, for example, and install smart light fixtures and bulbs throughout the house. Once you have everything all set up and ready to go, you can move on to sound. Decide the setup that makes the most sense for you and your loved ones, and then get to work. Before long, you’ll find yourself with a fully-upgraded house that works perfectly for your needs and might even attract buyers with its modern amenities. 

Creating a smart home might seem daunting, but there are easy ways to accomplish the goal. Make strategic choices about which devices will work for your space and start steadily working towards your overall goal, whether that is a fully-automated home system or something a bit more mundane. With consistent progress and a clearly-defined planned, your home will be in great shape before you know it. 

SMUD 2019 Summer Rates (June 1 to Sept 30)

It has been a pretty long tradition now to have a different rate for electricity depending on time of day.

I think that part of that penalizes a lot of people though, since the most expensive period is when people come back home from work (the greater majority at least.) A time when people play on their computers, watch TV, run their laundry…

Here is the table showing the rates for the summer of 2019:

12:00 AM to 12:00 PM
Midnight to Noon
12:00 PM to 5:00 PM
Noon to Evening
5:00 PM to 8:00 PM
Evening to Late Night
8:00 PM to 12:00 AM
Late Night to Midnight

Stay cool and enjoy your summer!

The Wildlife in the Summer Season in Sacramento, California

This photo shows a coyote jumping as it is attempting to catch a prey.


The summer season is when most of the wildlife comes out and there is still a lot of it in the Sacramento area, especially in the outskirt and along the river since we saved a pretty large natural area around the river exactly for that purpose (and also to provide space in case of large water flow in an attempt to avoid or at least reduce river floods which would happen every few years before we had the Folsom Dam and the Natoma Lake Dam.) Continue reading “The Wildlife in the Summer Season in Sacramento, California”

Investors who want to wholesale a house, beware of the agent’s commission!

When investors look into wholesaling a house, they generally already have interested buyers and go in the transaction knowing that they will be able to pretty much immediately flip the house.

If you are a beginner, you want to pay attention to the costs of such a transaction. If you handle everything yourself, then you avoid the commission costs to any agent, which means you can nearly see your income as the difference between your purchase and sale price. However, either way, there are fees.

Continue reading “Investors who want to wholesale a house, beware of the agent’s commission!”