Do you charge a retainer?
Nope.
A lot of agents do now, especially after the industry changes in the early 2020s. Totally fair approach. Just not mine.
I don’t ask you for money upfront. I just expect to get paid if I… you know… do work.
So how do you get paid?
Two ways:
Wait… you charge for showings?
Yes.
But let’s define “charge,” because people hear that and picture me running a meter like a taxi.
Here’s how it actually works:
Why 15 showings?
Because most buyers don’t even get close to that.
If we’re at showing 17 and still “just browsing,” we need to have a different conversation anyway.
What if I don’t buy anything?
Then I just get paid for the work that already happened.
Example:
That feels… different.
It is. But it’s also honest.
Other brokers solve this by charging a retainer upfront. You pay them before you even walk into the first house.
I flipped it.
You don’t pay upfront. You only pay if:
What exactly counts as a “showing”?
This is not me popping a lockbox and disappearing like a magician.
A showing is:
Each house counts separately. Yes, even if we see 6 in one day.
What doesn’t count as a showing?
Once you’re under contract, you’re in a different phase.
So these don’t count:
Why is it $225?
Because each “quick showing” is not quick.
By the time you factor in:
At that point, it’s not a favor. It’s a professional service.
Is this a penalty if I don’t buy?
No.
It’s just payment for time, travel, and expertise already provided.
If anything, it’s the opposite of a penalty. You’re not paying anything upfront.
How do I pay if it applies?
Venmo, Zelle, Apple Cash, or cash.
I like to keep at least one part of real estate simple.
What’s the real goal of this structure?
Two things:
Final question… do people actually hit this?
Rarely.
But the people who do?
They’re very glad we had this conversation upfront.
Nope.
A lot of agents do now, especially after the industry changes in the early 2020s. Totally fair approach. Just not mine.
I don’t ask you for money upfront. I just expect to get paid if I… you know… do work.
So how do you get paid?
Two ways:
- If you buy a house → I get paid commission (like normal)
- If you don’t buy a house → I get paid for my time
Wait… you charge for showings?
Yes.
But let’s define “charge,” because people hear that and picture me running a meter like a taxi.
Here’s how it actually works:
- First 15 showings → included if you buy
- After that → $225 per showing
- If you don’t buy → all showings accrue at $225 each
Why 15 showings?
Because most buyers don’t even get close to that.
If we’re at showing 17 and still “just browsing,” we need to have a different conversation anyway.
What if I don’t buy anything?
Then I just get paid for the work that already happened.
Example:
- You see 10 homes → $2,250
- You see 18 homes → $4,050
That feels… different.
It is. But it’s also honest.
Other brokers solve this by charging a retainer upfront. You pay them before you even walk into the first house.
I flipped it.
You don’t pay upfront. You only pay if:
- we go deep into the search, or
- you decide not to purchase
What exactly counts as a “showing”?
This is not me popping a lockbox and disappearing like a magician.
A showing is:
- Me meeting you in person
- Walking the house with you
- Talking through what’s good, what’s not, what’s expensive, what’s a red flag
- Then going back and pulling comps, disclosures, and data
Each house counts separately. Yes, even if we see 6 in one day.
What doesn’t count as a showing?
Once you’re under contract, you’re in a different phase.
So these don’t count:
- Inspections
- Contractors
- Appraisal visits
- Final walkthrough
- Me letting someone else in
- Virtual tours
- Open houses I’m not hosting
Why is it $225?
Because each “quick showing” is not quick.
By the time you factor in:
- scheduling
- driving
- access
- walkthrough
- discussion
- follow-up work
At that point, it’s not a favor. It’s a professional service.
Is this a penalty if I don’t buy?
No.
It’s just payment for time, travel, and expertise already provided.
If anything, it’s the opposite of a penalty. You’re not paying anything upfront.
How do I pay if it applies?
Venmo, Zelle, Apple Cash, or cash.
I like to keep at least one part of real estate simple.
What’s the real goal of this structure?
Two things:
- I can give serious buyers my full attention
- I don’t end up running a free home tour service for the general public
Final question… do people actually hit this?
Rarely.
But the people who do?
They’re very glad we had this conversation upfront.
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