Ryan Reed

The market is already giving you your answeraEUR"and it's usually not about needing a new agent. At 35 days on market with solid showing activity and no offers, this comes down to price vs. perceived value. Showings with no offers usually points condition (or more specifically a price that may not be supported by the condition). The "right buyer will come" is not a strategy. Some questions that your agent can assist with: What is buyer feedback? What specifically are the differences in the homes going under contract around you, i.e. improved condition, additional features, etc.? 35 days on the market is not a long time per se - but before changing agents, make sure you understand buyer feedback (and objections), as well as why the other homes have gone under contract more quickly.

This is not an uncommon scenario - especially with sellers who are waiting for a build or searching for a new home while concurrently selling their current residence. The bigger question for you is: are you able to wait 3 months after your purchase to take possession of the home? If you are, arrangements like this, while not uncommon, shift the situation from a straightforward "closing -> possession" to "closing -> landlord/tenant -> possession". There are risks, but they are manageable if you document it correctly. Your agent should have a standard post-settlement occupancy form that will clearly state the rent amount, security deposit, who is responsible for utilities/insurance, as well as address penalties for not vacating on time and damages. Your best resource is your agent/broker who can walk you through the mechanics of the arrangement. You may also seek assistance from an attorney who can give you specific legal advise on your situation as well as draft the agreement if needed.

Yes, it can be sold. The trust is not an issue in and of itself. The life estate, however, is essentially someone's right to occupancy for life. The life estate is not removed automatically - it will "stick around" even if you purchase the property unless it is properly removed via legal process which requires the person holding the life estate to sign a release. The question really becomes is the person who holds the life estate willing to release it? If so, this is typically easily handled by the settlement/title company who will have their attorney prepare the new deed to you as well as the release of the estate.

No, "discount" agents do not offer the same breadth of services as "full price" agents. A better way to look at the differing roles is to think of one as being "limited service" and the other as being "full service". Always focus on the level of service offered to you by an agent - not just the commission amount. Whether you hire a "limited service" agent or not depends on what your goals are. Are you seeking to maximize your sale proceeds with full service professional representation that does your heavy lifting? Then hire a full service agent. Or are you trying to tweak costs on the front end by seeking a lower commission rate? Then go with a limited service agent - but, be prepared to see the reality of a service level that matches that commission rate. What's more important to you? Saving 1-2% on agent commission or potentially leaving thousands of dollars on the table when your property has sold?

Multiple sales of the same house every ~2 years are not an automatic red flag. But that does require an additional review. This happens a lot more frequently that you might think. When I encounter it, I immediately look at the "history" which will reveal any "private" notes in the past listings as well as possibly some indicators as to why this might be occurring. The current seller's disclosures are also a resource to determine what, if any, material issues the seller is disclosing. Also, when these are truly "red flag" events, local agents already know this, and in many cases, your agent can articulate the reason(s). If I encounter a house with 3 sales in the last ~6 years, I have likely been inside it and/or reviewed the previous listings as they were listed, and the same is true of other local, full-time agents. Don't rule it out just because of the sales every two years, but definitely ask your agent and do your due diligence in terms of your own observations about the neighborhood, neighbors, etc., as well as a professional home inspection.