Q. Does Badgerland’s 3.5% commission at closing include the “Co-Broke” commission?
(A) YES! Badgerland offers a 2.4% Co-Broke commission to agents which is included in the 3.5% due at closing. In Metro Milwaukee 2.4% is the norm. In the Greater Madison area the Co-broke commission is often 3%. If you want your property listed in the Madison area MLS (SCWMLS) we can adjust our contract accordingly by increasing the commission at closing to 3.9% which would then include a 3% Co-Broke commission. Keep in mind, these Co-Broke commission rates are the norm, not the rule.
Q. Why does Badgerland charge listing fees?
(A) At Badgerland, we believe that 6% is too much to pay at closing. The problem that traditional real estate companies face is that there are many listing expenses upfront and some along the way. Traditional companies end up eating those costs on all listings they don’t sell (sometimes 50% or more). Therefore they are forced to overcharge by passing those expenses onto the Sellers whose houses do sell. Badgerland’s philosophy is that Sellers should be able to choose to cover those upfront listing expenses themselves and in return save a ton of money at closing.
Q. What’s the difference between “Full Service MLS” and “Limited Service MLS”?
(A) In the eyes of the MLS and REALTORS® Association, the difference is determined primarily by whether or not the Listing Broker sets up showings, presents and negotiates the Offer to Purchase and coordinates the closing. Most Flat Fee companies choose to be “Limited Service” companies because they don’t perform one or more of those duties. At Badgerland, we used to offer both options but in October 2010 we eliminated the “Limited Service” option. After four years offering both options, it is our opinion that Sellers want traditional type services – but don’t want to pay 6%.
Q. Do Realtors show “Limited Service” listings to their Buyers?
(A) Theoretically they should. In fact, according to the Realtor Code of Ethics they are required to. But in reality, the MLS has made it easy for them to weed those properties out of their Buyer searches. While experience tells us that most agents do what is in the best interest of their Buyers… I think we all know what sometimes happens in reality.
Q. Will REALTORS® show my home if it’s not listed in the MLS?
(A) Maybe – Maybe not. As with many things in life, it’s often about options. REALTORS® typically have a lot of MLS listed homes to show their buyers. The advantage of MLS listings for REALTORS® is that compensation to them has been predetermined. In order for a REALTOR® to show your non-MLS property (FSBO) they have to either negotiate a commission with the seller ahead of time or negotiate a commission with their buyer. Either way, it’s an extra, uncomfortable, time consuming step in the process that may not be taken because REALTORS® have many other options.
Q. Is the MLS the best way to sell my home?
(A) The MLS is statistically, by far, the best way to sell your home. The MLS accounts for roughly 75%-85% of home sales nationwide and is the most effective form of advertising used.
Q. What is the Multiple Listing Service (MLS)?
(A) The REALTOR® MLS is the primary database used by a REALTOR® to market and sell a property. The MLS is an exclusive database of all of the properties “listed” for sale in the regional area of coverage. This database is generally owned and used exclusively by REALTORS® and provides them with information about all of the available properties for sale. REALTORS® use this system to cooperate on the sale of each others listed properties and share in the commissions. There are many MLS’s in Wisconsin. Badgerland is a member of the MetroMLS and Realtors Association of Northeast Wisconsin. You can get all kinds of detailed local information at these sites.
Q. What does every Badgerland REALTORS listing include?
FREE No-obligation Comparable Market Analysis
The most comprehensive advertising campaign available through the Multiple Listing Service (MLS). Worldwide Internet exposure on the top websites via LIST HUB (Google, Yahoo, AOL, Zillow, Trulia, and many more)
MLS public web sites: Realtor.com, WiHomes.com
Listing on the Badgerland Realtors, LLC website – GoBadgerland.com
DIGITAL PHOTO GALLERY-up to 25 photos
One CUSTOM REFLECTIVE “FOR SALE” SIGN: The best in the industry.
24/7 Printable Flyers
Professional 3rd Party showing set up service for agents
Combination Lock Box during the term of the contract
Feedback request survey sent to all agents after they show your property
Ongoing Market Snapshot – Real Time Market Analysis
Contract Review, Negotiation, and Paperwork Preparation on State approved real estate forms
Continued marketing after you have obtained an Accepted Offer
Closing coordination with a Title Company (additional Title Company charges will apply)
Hold all earnest money in Badgerland’s Trust Account in accordance with State and/or Federal law
Q. How do I handle Contract Negotiation and Closing Preparation?
(A) Because we are a “Full Service” company, Badgerland handles everything for you. We will promptly present all offers, discuss strategy, negotiate terms, prepare State approved standard documents, order title and closing paperwork on your behalf, and summarize the closing details.
Q. Who shows my house if the buyer does not have an agent?
(A) Buyers who do not have an agent will be handled by your Badgerland listing agent. We disclose to them that we are representing your best interest, answer their questions, show them your property, and prepare paperwork/offers for them.
Q. How long is my Badgerland MLS Listing Contract?
(A) Your Badgerland MLS Listing Contract can be as long or as short as you want – typically our contracts are for 6 months. Should we reach the expiration date of the contract, it will automatically be extended in 6 month increments until either party decides to terminate it. Unlike many other flat fee companies, we do not charge an extension fee.
Q. What if I am currently listed with a REALTOR®?
(A) You may contact us anytime you want. Often times we talk to Sellers prior to expiration of their current listing agreement. That way your new listing with Badgerland can begin the moment your current listing contract expires or is canceled. The paperwork can all be done in advance so you don’t lose any precious time.
Q. How long does it take for my new listing to appear in the MLS?
(A) Generally speaking, your listing will appear in the MLS within 24-48 hours and on all the other websites the next day. Sign installation takes 2-4 days depending on where you are located.
Q. Can I use my own interior/exterior photos for the MLS?
(A) Absolutely. Both interior and exterior digital photos can be emailed directly to us. Photos taken by other agents can only be shared with that agent’s permission.
Q. What areas do you serve?
We serve the entire State of Wisconsin, including major cities and surrounding areas like these:
DANE COUNTY: Belleville, Cottage Grove, Cross Plains, Dane, De Forest, Deerfield, Fitchburg, Madison, Maple Bluff, McFarland, Middleton, Monona, Mount Horeb, Oregon, Shorewood Hills, Stoughton, Sun Prairie, Verona, Waunakee
DODGE COUNTY: Ashippun, Beaver Dam, Fox Lake, Horicon, Hustisford, Iron Ridge, Juneau, Lomira, Mayville, Neosho, Theresa
JEFFERSON COUNTY: Cambridge, Fort Atkinson, Ixonia, Jefferson, Johnson Creek, Lake Mills, Palmyra, Sullivan, Waterloo, Watertown
MILWAUKEE COUNTY: Bayview, Bayside, Brown Deer, Cudahy, Fox Point, Franklin, Glendale, Greendale, Greenfield, Hales Corners, Milwaukee, Oak Creek, River Hills, Saint Francis, Shorewood, South Milwaukee, Wauwatosa, West Allis, West Milwaukee, Whitefish Bay
OZAUKEE COUNTY: Belgium Cedarburg, Fredonia, Grafton, Mequon, Port Washington, Saukville, Thiensville
RACINE COUNTY: Burlington, Caledonia, Mount Pleasant, Racine, Sturtevant , Union Grove, Waterford, Wind Lake
WALWORTH COUNTY: Darien, Delevan, East Troy, Elkhorn, Fontana, Genoa City, Lake Geneva, Springfield, Walworth, Whitewater, Williams Bay
WASHINGTON COUNTY: Allenton, Barton, Germantown, Hartford, Jackson, Kewaskum, Richfield, Slinger, West Bend
WAUKESHA COUNTY: Big Bend, Brookfield, Butler, Chenequa, Delafield, Dousman, Eagle, Elm Grove, Genesee, Hartland, Lac La Belle, Lannon, Lisbon, Menomonee Falls, Merton, Mukwonago, Muskego, Nashotah, New Berlin, North Lake, North Prairie, Oconomowoc, Okauchee, Ottawa, Pewaukee, Summit, Sussex, Vernon, Wales, Waukesha
OTHER MAJOR AREAS: Apple Valley, Door County, Fox Valley, Green Bay, La Crosse, Manitowoc, North Woods, Sheboygan, Wisconsin Dells