Philadelphia, Bucks and Montgomery Counties Real Estate. Tips for home buyers, home sellers by Gita Bantwal,Realtor at Re/Max Centre Realtors.: Why I did not show my buyers these 10 listings

Why I did not show my buyers these 10 listings

I have been working with buyers recently who have mentioned exactly what they want and do not want in a house.

They want a house with a basement and do not want house with oil heat. There are many other criteria and their list is quite long.

I use the mls and show homes .

The other day I received emails from the buyer with links to several listings that she wants to see.

Of the 10 listings, 6 were pending sales, one was not for sale, 2 did not have a basement and also had oil heat and the other one also had oil heat.

When you hire us to be your agent trust us to show you all homes that match your criteria and price range.

Homes listed on other sites may not have updated information.



When you read about events please check the year for the event as some people find information a year later and think it is for that year. . The posts remain online even after the event.

Gita Bantwal is a Realtor with RE/MAX Centre Realtors in Bucks County, a Northern suburb of Philadelphia. You can view 1000s of listings on her web site


She can be reached at 215-343-8200x124 or direct 215-275-8491 or via email


 Gita specializes in Active adult communities and is a Seniors Real Estate Specialist. She holds the ABR designation (Accredited Buyers Representative) and specializes in selling to first time buyers as well as move up buyers.Gita also hold the CRS designation , Certified Residential Specialist and the CDPE designation as well. Information about real estate market is deemed to be correct but is subject to errors and omissions and should be verified independently.. Opinion expressed by me or others  in my post and comments is not to be construed to be  legal advice.I am licensed in Pa. Check real estate laws in your state as they may be different than in Pa.



Comment balloon 61 commentsGita Bantwal • July 30 2013 05:56AM


Gita: What I have found is when the initial list is too strict, and the available homes are not what they want, some buyers will start branching out on their own.  Letting their agent know upfront would be more helpful as a new list could be created at that point.

Posted by Anita Clark, Realtor - Homes for Sale in Warner Robins GA (ColdwellBanker SSK Realtors ~ 478.960.8055) over 5 years ago

Anita, In this case the buyer has seen more than 50 homes .

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Good morning Gita,

I've had the same thing happen and buyers soon learn that these sites are not accurate. I had an email the other from a client who had seen on Zillow where a house had closed in February in the area my buyer is looking. She couldn't understand why we never saw it and it never came up. I checked and a couple divorced and he got the home so it is now in his name! That is the sale she was seeing!

Posted by Dorie Dillard CRS GRI ABR, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.750.6899) over 5 years ago

I have had this same thing happen quite a bit too....what is most frustrating is when a home shows available but it isn't!

Posted by Kristin Johnston - REALTOR®, Giving Back With Each Home Sold! (RE/MAX Realty Center ) over 5 years ago

In a very active market, by the time you email info on various properties, I can surely see that many would be gone.

Posted by Joe Petrowsky, Your Mortgage Consultant for Life (Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709) over 5 years ago
Gita, I am sure that your buyer clients appreciate the fact that you really did listen to their criteria and only showed them properties that had a basement and no oil heat.
Posted by Mary Yonkers, Erie/PA Real Estate Instructor (Alan Kells School of Real Estate/Howard Hanna Real Estate) over 5 years ago

Gita, you're not alone. I think they think we are magicians and have a bunch of listings we don't want to show. Unfortunately, they see more than we see and mostly all are sold, cancelled, or under contract. I'm going through the same thing.

Posted by Patricia Feager, MBA, CRS, GRI,MRP, Selling Homes Changing Lives (DFW FINE PROPERTIES) over 5 years ago

I saw Lenn's reblog of this. Great points! It's important that we establish that level of trust right up front with buyers, so they can believe we are showing them all the homes which might interest them. 

Posted by Karen Fiddler, Broker/Owner, Orange County & Lake Arrowhead, CA (949)510-2395 (Karen Parsons-Fiddler, Broker 949-510-2395) over 5 years ago

Gita I will comment here what I commented on Lenn Harley's re-blog of your blog.

The issues I run into with websites like Zillow on my end of the business, is with Refi's.  They go on Zillow and it gives them an unrealistic value of their house, so now in their minds that is what it is worth.  They do not take my advice to talk to the Realtor who originally represented them when they purchased the house to try to get a close estimate of what the property would be worth today.  So we begin the loan process, order the appraisal, and low and behold it way under appraises, and they are out the appraisal money.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) over 5 years ago

Gita, anyone should buy a home before seeing 50 homes.  In this HOT market the one they finally decide on will be gone.  Many people do searches through Zillow , Yahoo and otherss and they do not have the latest information.

Anyone wantint to buy or sell homes should contact Gita as she knows the market!

She can be reached at 215-343-8200x124 or direct 215-275-8491 or via email

Posted by Barbara Hensley, Homes for Sale in Rockwall County, Texas (RE/MAX Properties) over 5 years ago

Dorie, It takes up time when we have to look up properties that are not listed.

Kristin, Sometimes agents do not bother to post it as pending in the mls.

Joe, Yes it happens. I was about to show a house the other day and saw an email on my phone that the appointment was canceled.

Mary, I hope so. When they search on their own  they do not look at all the criteria .

Patricia, They should trust us but I do not blame them for trying on their own. as long as they call us to show them the homes.

Karen, I am sure they trust us but may just be impatient.

George, People like to believe their house is worth more than it actualy is.


Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Barbara, I agree. It is a hot market.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Gita - We are here to help our clients sort through homes based on what they want.  This way, they didn't waste time.

Posted by Christine Donovan, Broker/Attorney 714-319-9751 DRE01267479 - Costa M (Donovan Blatt Realty) over 5 years ago

Yes, I understand buyers don't want to "miss out" but it's rare that they uncover a gem searching on their own.

Posted by Michelle Carr-Crowe Just Call 408-252-8900 Top 1%!, Family Helping Families Buy & Sell Homes 40+ Years (Get Results Team...Just Call (408) 252-8900! . DRE #00901962 . Licensed to Sell since 1985 . Altas Realty) over 5 years ago

Gita this is so simple, and yet a defining ingredient to what makes the good agent . . . cook!  You tell us what you want in a home and we, do, actually listen!!  Great post!!

Posted by Carla Muss-Jacobs, RETIRED (RETIRED / State License is Inactive) over 5 years ago

Some clients may overstep their role in the home-buying process, but considering it is the largest investment  of their lives, who can blame them? However, as you mentioned, they hire us for our expertise. By educating clients about how they can help us help them, all will more appropriately fulfill their role as clients.

Posted by Ralph Gorgoglione, Hawaii and California Real Estate (800) 591-6121 (Maui Life Homes / Metro Life Homes) over 5 years ago

Gita, somehow these buyers need to learn that not every home listed on many of the websites is actually still for sale.  They are put there primarily to snag buyers.  To get them to click on a link, and capture them.

We can tell some of them until we are blue in the face, but unfortunately we as their agents have not yet established ourselves and our credibility, so they continue to doubt us.

So, bottom line... part of it is their fault, and part of it is our own.

Posted by Karen Anne Stone, Fort Worth Real Estate (New Home Hunters of Fort Worth and Tarrant County) over 5 years ago
We know our buyers are out on the Internet checking for themselves. Believe that's human nature - believing more in the self than another person whom we do not know. As Realtors or agents, we know the advantage we have in updated and accurate listing information; however, they may put more hours into a search. Further, any additional information they give by way of homes they find - accurate or not - clues me deeper in what the client really likes. I have no problem in sharing with my clients the true nature of homes found on the Internet - that information is not necessarily accurate, reliable, or up to date. Sooner or later - in the course of time - they find this out for themselves.
Posted by Jane Chaulklin-Schott, TeamConnect Luxury Homes - Orlando, Florida, 32836 (TEAMCONNECT REALTY - (407) 394-9766) over 5 years ago

Sometimes the "help" that buyers offer in a search is not toooo helpful....and they are not understanding of how to read a listing which may be presented differently on different sites....and not updated as to status.

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) over 5 years ago

Gita, I like it when buyers know exactly what they want, but unfortunately what they want is not always available. I had a call this week where a woman wanted to see a house that she saw "refreshed" on Zillow. I didn't know what refreshed meant, but that house was sold by us a year ago!

Posted by Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Home and Condo Specialists (The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803) over 5 years ago
Gita, I would have to question the veracity of the buyers as to whether they are really serious about purchasing a house. It sounds like they may just need to build new according to their specs.
Posted by Sandy Padula and Norm Padula, JD, GRI, Presence, Persistence & Perseverance (Realty National & Geneva Financial, Llc.) over 5 years ago
Instant reblog with this caption...I have the exact experience as Gita Bantwal. The MLS fine tunes our selections to matchbox the Client wish list. Yes, there are many more choices available that are displayed on various sites BUT the fine tuning or requested eliminations per wish list have not been done in advance for The Client.
Posted by Cheryl Ritchie, Southern Maryland 301-980-7566 (RE/MAX Leading Edge over 5 years ago

Christine, We can save buyers a lot of time by giving them upto date information but they waste their time and ours as we have to look up homes that are not in the mls.

Michelle, I agree.

Carla, Good agents listen and save buyers a lot of time.

Ralph, As it is the largest investment of thei lives they want to be certain that it is the best available choice so they will not take our advice.

Karen Anne, I agree. They do not trust us.

Jane, I agree.

Sally and David, Some of the sites do not have detailed listing information and the home does not suit their needs.

Larry and Sheila, I received a call from a person who wants to move to Pa that here house was listed with an agent and is withdrawn and the information is still available online. I told her that the agent may not be able to delete all the information from various sites. She can only delete from the sites she used and from mls.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Good Morning Gita: Such is the world we are living in now. Information age wherein the consumers, in this case, the buyers, are diligently perusing the websites despite our efforts to connect them to real-time listings.

I had a buyer once asking me the question why is this so and so property not in your list. I asked him to please give me the MLS numbers or addresses. After researching that property, I told him that the properties in question are not within his criteria which we discussed about. " I thought you don't want to see a house without a basement. Do you want me to change your criteria," I asked.  Then he told me, "Oh I see."

Afterwards, he just relied on my lists. :)

Posted by Maria Gilda Racelis, Home Ownership is w/in Reach. We Make it Happen! (Home Buyers Realty, LLC-Manchester, Bolton. Vernon,Ellington) over 5 years ago

Norman, I suggested that they should look at new construction and actually showed them one.

Cheryl, Thank you for the comments and for reblogging. I hope buyers appreciate that we show them homes based on their wish list.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Maria, It happens to all of us. Also when I am showing homes in a subdivision and do not show a house where there is a sale sign they ask the question. Imay not be showing it because it is already pending and the agent  does not have a pending sign on it.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Nice Post!  It's so true, that some buyers think we have a magic hat and can just pull up their perfect house, if it was that easy, we would be closing a deal every week.  I always make a point to tell my clients that no matter where they look on the internet or drive by a home, I want them to call me first and I will check it out for them and once I've compilied a list of the homes that fit their criteria, then we'll start from there, but if we have 10 homes, then I make them pick 5 out of the homes that they really like and out of those 5, they can pick 3 that they really want to view and we go from there.  I think once you get more than 3 homes in a days time, the client will not remember what has what and it will get confusing to them.

Posted by Graziella Bruner, Associate Broker - Serving Wayne & Oakland County (NCS Premier Real Estate) over 5 years ago

Graziella, I like your method. Maybe I will try it .I show them as many homes as time will allow.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Sometimes I feel as if I spend half my time updating people on listings they've sent me from Trulia and Zillow that are not actually listed, are not in foreclosure, were sold two years ago, etc. No matter how much I explain that what I send is up-to-the-minute information matching at least 75% of their criteria, I think it's just human nature to go and "check" elsewhere.

Posted by Nina Hollander, Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor (Coldwell Banker Residential Brokerage ) over 5 years ago

Nina, It takes us more time to check these out than it takes them to look them up.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Not only they use or listings to make money without compensation. .but they use our solds for link magnets on their sites. .

Posted by Fernando Herboso - Broker for Maxus Realty Group, 301-246-0001 Serving Maryland, DC and Northern VA (Maxus Realty Group - Broker 301-246-0001) over 5 years ago

Well said.  I've had buyers want to see home just becuase they were curious about them.  They knew they weren't going to fit what they were looking for.  I politely declined.  

Posted by Amanda Christiansen, Christiansen Group Realty (Christiansen Group Realty (260)704-0843) over 5 years ago

Gita, I have found that most buyers of this type don't really trust us to find the right house, and therefore are on all kinds of unreliable sites to "help" us.  Often these buyers won't end up buying a home at all because their expectations are unrealistic.

Posted by Brian Schulman, Lancaster County PA RealEstate Expert 717-951-5552 (Coldwell Banker Residential Brokerage, Lancaster PA) over 5 years ago

Fernando, I do not know ehre buyers find some listings.

Amanda and Jared, I would feel guilty asking an agent to show me homes that I have no intention of buying.When we looked for a house in another state we did not waste the agent's time. .

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Brian, I agree. I am not sure where they find the information.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Gita, this happens every day and it is so frustrating to my buyers.  They believe in the the data bases they have access to and it takes us a while to get on board with the idea that out local MLS has the real/current information.

Posted by Sharon Parisi, Dallas Homes (United Real Estate Dallas ) over 5 years ago

Gita, no matter how many times you tell them, they continue to search for homes online and unfortunately, most are not even Active! Do they learn? NO! Perhaps NAR could do more to educate consumer how it works.

Posted by Beth Atalay, Cam Realty of Clermont FL (Cam Realty and Property Management) over 5 years ago

Good Morning,  yes I do agree we are not tour guides,  keep up the good work and good luck with your sales,  E

Posted by Ed & Tracy Oliva, The Oliva Team Arizona Agents (West USA Realty - Arizona) over 5 years ago

Gita this is such a common issue, buyers go to that internet and assume what they are seeing is current listing information.  They sometimes get annoyed when we show them otherwise.

Posted by Jennifer Fivelsdal, Mid Hudson Valley real estate connection ( JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571) over 5 years ago

Reminds me of a customer Dick had years ago.  They were very definate that they only wanted a 1st floor in a golf community.  They bought a 2nd floor in a non golf community.

Posted by Chris and Dick Dovorany, Broker/Associate at Premiere Plus Realty ( Homes for Sale in Naples, Bonita Springs and Estero, Florida) over 5 years ago

Sharon, It is frustrating.

Beth,  I email them the listing showing it is pending or sold when they ask about pending/sold listings. It is just a waste of my time.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Gita, this has been a problem for a long time. Sites that have outdated information. Consumers have no idea and should let their agent do their job and find a home according to their specific criteria.

Posted by Michael Setunsky, Your Commercial Real Estate Link to Northern VA over 5 years ago

Ed and Tracy, I agree we are not tour guides.

Jennifer, We have to show them proof .

Chris, They get annoyed if we show them something they said they do not want so if they want a first floor condo I ask them if they would like to look at second floor just to compare. I do not want to appear like I did not listen.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

I get this all the time from clients.  I don't know why they think we are hiding stuff lol..I try to let them know that I have tailored their search for what is available on their wants...some just have a need to continue to look

Posted by Brenda Mullen, Your San Antonio TX Real Estate Agent!! (RE/MAX Access) over 5 years ago

I've had buyers accuse me of "hiding" the good listings. It seems most of the "good" listings had not been on the market in months. One was even in the wrong town!

Posted by Doug Rogers, Your Alexandria Louisiana Agent (Bayou Properties) over 5 years ago

Folks who have become one of my best referral clients started their search for a one story, four bedroom home and ended up with a two story, 5 bedroom with a pool!  Go figure. 

Posted by Jeanne Gregory, The most important home I sell is YOURS! (RE/MAX Southwest) over 5 years ago

Yes, this is one of the main reasons for hiring a buyer's agent.  They usually have access to the best and most recent data.  Many try to help in the process, but often, the help is actually wasting more time on both ends.

Posted by Debbie Gartner, The Flooring Girl & Blog Stylist -Dynamo Marketers (The Flooring Girl) over 5 years ago

This happens all the time.  Not every buyer, but with some they don't like what the see and so they start sending listings that don't match their search criteria.  Fortunatley, 99% of them learn from this and it is not a  problem going forward.  I still encouage them to send me listings, just in case.

Posted by Brien Berard, Maryland Real Estate Agents - Laurel Real Estate (Remax Professionals Laurel MD) over 5 years ago

Just how set in stone are their criteria?

It is terrible to follow there parameters and then talk with them later and find out the offered on X property you 'refused to show us' or 'we drove by and loved it!'. I am familair with X property it is $30,000 above your limit and that is why I didn't show it?!?!?!?

Posted by Than Maynard, Broker - Licensed to List & Sell - 405-990-8862 (Coldwell Banker Heart of Oklahoma) over 5 years ago

Well, they seem motivated when they are surfing the web.  Unfortunately, it is crazy when clients send us the outdated stuff.  I appreciate their enthusiasm, but they need to learn that the aggregators are not accurate.

Posted by Gary Frimann, CRS, GRI, REALTOR and Broker (Eagle Ridge Realty / Signature Homes & Estates) over 5 years ago

Hi, Gita. GREAT post!! Congratulations on the Feature!

Amen, Sister! I have starred in this movie so many times. I ask at the outset what their criteria are; specifically, what they DO want and what they DON'T. I don't want to waste anyone's time showing properties that aren't a good match. It astonishes me that they do their own search online, email with other agents, and compile a list of prospects that are the opposite of what they SAID they were interested in!

I especially love it when I line up a day of showings and, en route, they spot a property with a sign and ask, "Why aren't you showing us that one?"  BECAUSE IT'S $100,000 OUT OF YOUR PRICE RANGE, THAT'S WHY! Even more astonishing is when they want to "take a peek" because "we're right here" and "it's always good just to know what's out here."



Posted by Leslie Helm, Real Estate For Trail Riders (Tennessee Recreational Properties) over 5 years ago

With filtering of the must and can not haves, too severe a screen can come up pretty short. What's that expression about buyer's are liar too? Some buyers who say they don't know but will when they see it can mean 100 houses later, three years and you are the 30th broker can happen too. We deal with the public, real estate is emotional.

Posted by Andrew Mooers | 207.532.6573, Northern Maine Real Estate-Aroostook County Broker (MOOERS REALTY) over 5 years ago

This happens all to often with buyer's I always try to go through their list and let them know why I didn't show them a particular home. All we can do is try to educate them on the process.

Posted by Pat Champion, Call the "CHAMPION" for all your real estate needs (Coldwell Banker Camelot Realty) over 5 years ago

We get the same from some buyers.  Set them was with an auto search for homes based on the criteria, and they come back with homes showing on other web sites that have been in escrow or sold for months.

Posted by Edward & Celia Maddox, EXPERIENCE & INTEGRITY - WE TAKE THE HIGH ROAD (The Celtic Connection Realty) over 5 years ago

Gita, Maybe if the buyers read your post they will believe the info they are finding is flawed and learn to trust the agent. You made it simple to understand. Thank you.

Posted by Debbie Reynolds, Your Dedicated Clarksville TN Real Estate Agent (Platinum Properties) over 5 years ago

Great Post Gita.Unfortunatlety, many buyers do not understand the value of a Realtor. I'm sure you will end up finding the perfect property. 

Posted by Eric Fischer, Moreno Valley, CA Realtor (Coldwell Banker Pioneer Real Estate) over 5 years ago

Brenda, They do not trust us enough.

Doug, In the days before the internet agents probably did not show all available listings but these days it is a sure way to lose a buyer.

Jeaane, I agree buyers end up buyiing a different style of house but when they call about homes not available it gets to be annoying.

Debbie, It does waste our time.

Brien, It is good that they send us the listings so we can look them up and tell them. Some buyers call the listing agent directly .

Than, I show them homes that are in the same subdivision that do not meet their criteria so they can compare. I am talking about sites where the home is pending or sold and we cannot find it in mls.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Gary, I agree.

Leslie, I have met many of those type of buyers.  I look up all homes in the subdivision when I am showing just one home there . This way I can tell them which are pending and which are $100,000 over their price range.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Andrew, I agree. But there are buyers who will not even enter the house if it does not have what they are looking for. I do make appointments for homes in the same subdivision that I am showing another home and tell them they should see it just to compare.

My post is about homes that are sold .


Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Buyers never know what they want

Posted by Jack O'Neal (Conway Real Estate) over 5 years ago

Jack, Thank you.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago