Shady Things Some MD Listing Agents Do

3 Shady Things Some Maryland Listing Agents do to Get Homeowners to Sign a Listing Agreement

Why this feels so stressful right now

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement tend to work best when sellers are overwhelmed—because overwhelmed people naturally want clarity, certainty, and someone to “handle it.” If you’re reading this, there’s a good chance you’re carrying more than just a house decision. Maybe you’re trying to time a move around work, family, school, or a new job. Maybe the property needs repairs you can’t afford or don’t have the bandwidth to manage. Maybe you’ve already tried listing once and the experience felt like a long, expensive roller coaster.

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement often hide behind a friendly tone. They can sound like agreement, support, and “we’ll do it your way.” But when it’s your mortgage payment, your utilities, your time off work, your stress, and your life on hold, the difference between support and manipulation shows up fast.

Here’s the hard truth: selling a home is emotional, and real estate is a sales industry. Most agents are honest professionals. But some agents—or some agent teams—use shortcuts to win your signature, get your listing in the system, and worry about results later. That’s why you want to understand the three most common patterns sellers report, what those patterns cost in time and money, and what you can do to protect yourself.

This article isn’t here to scare you. It’s here to give you leverage. When you know what to look for, you can either pick a great agent and win with a clean strategy—or choose an alternative that fits your situation better, including a direct, as-is sale that removes the uncertainty.

If you want a deeper breakdown of the tradeoffs, you may also want to read our guide on is hiring a real estate agent really worth it so you can compare the “ideal listing” to what actually happens in the field.

Your agent’s duties—what “fiduciary” should actually mean

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement usually start with a misunderstanding: sellers think the agent’s job is to agree with them, while the agent’s job is actually to advise them. A listing agent is not supposed to be a yes-person. A listing agent is supposed to be a professional advisor who helps you sell for the best overall outcome given your timeline, property condition, and risk tolerance.

That’s why people mention “fiduciary duty.” Fiduciary duty can sound like legal jargon, but the idea is simple: your agent should act in your best interest, not their own. That includes being honest about pricing, honest about what marketing is required to compete, and honest about what your property will likely net after costs.

If you want to see how Maryland describes a licensee’s duties in law, you can read the statute directly here: Maryland Real Property—Duties of a licensee. You don’t need to memorize it. You just need to understand the practical implication: your agent shouldn’t be using your emotions to win your signature.

When an agent agrees with an unrealistic plan just to “get the listing,” that’s not expertise. That’s salesmanship. And when sellers aren’t told the full cost of delays, price reductions, repeated showings, repairs, or buyer renegotiations, the results can feel like betrayal.

If you’d rather avoid the entire commission-and-negotiation structure, many Maryland sellers compare the listing route to selling your house without a realtor in Maryland—especially when speed, privacy, or repairs are major concerns.

Shady move #1: Agreeing with an emotionally valued sales price

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement often begin with pricing—because pricing is where emotions and money collide. An emotionally valued sales price is what the owner feels the home is worth based on memories, improvements, neighbor gossip, or what they “need” to make the move work. Sometimes that emotional number is higher than the market. Sometimes it’s lower because a seller is afraid of rejection or overwhelmed by repairs. Either way, it’s not a strategy—it’s a feeling.

A good agent respects your feelings while still giving you facts. A shady agent may simply agree with your number, nod confidently, and say, “We can absolutely get that,” because they know what you want to hear. Why would they do that? Because it gets them the signed agreement. Once the listing is locked in, the pressure shifts onto you. The home sits. Showings are light. Feedback starts coming in: “Overpriced.” The agent tells you the market “shifted,” even if the market didn’t change at all. Then you get the price-reduction conversation, often after you’ve already paid for cleaning, photos, repairs, staging, and the first month or two of holding costs.

The real danger is what happens to your listing after it’s been overpriced for a while. Buyers watch days-on-market like hawks. A house that lingers can start to look like something is wrong with it, even if it’s fine. That perception can lead to lower offers, tougher inspections, and heavier buyer demands.

A transparent approach looks different. Seasoned professional buyers like those at Simple Homebuyers don’t rely on vague promises. We show you the math behind an offer—repairs, holding costs, resale risk, and local comparables—so you can see exactly how the number was built. We also believe you deserve the full comparison: if listing truly makes sense for you, we’ll tell you what a realistic listing path could net, so you can decide with your eyes open.

If you want to know what great representation looks like (before you sign anything), review these 7 signs of a great real estate agent and use them as a quick “reality check” during interviews.

What overpricing really costs you in the real world

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement can feel harmless until you add up what delays cost. Many sellers only look at the sales price, not the net price. But your net is what matters, and net is where overpricing gets expensive.

Start with carrying costs. Every extra month on the market can mean another mortgage payment, property taxes, insurance, HOA fees, utilities, lawn care, snow removal, and basic maintenance. Even if you don’t have a mortgage, vacant properties can cost more than owners expect—especially if you’re paying for utilities to keep pipes safe, running dehumidifiers, or maintaining the yard to avoid code complaints.

Then add preparation costs. Many agents push sellers toward a long checklist: paint, flooring, minor repairs, landscaping, deep cleaning, window washing, staging, and sometimes storage units or moving pods to declutter. Some of those improvements can help, but only when they match the buyer pool and price range. Doing everything “because that’s what we do” is not strategy; it’s habit.

Now add the psychological cost. Overpricing tends to create repeated showings with no offers, or offers that feel insulting. That stress often triggers reactive decisions: bigger-than-needed price drops, accepting a weak buyer just to be done, or agreeing to concessions late in the deal because the seller is exhausted.

Finally, consider the negotiation penalty. When a listing sits, buyers feel empowered. They come in lower. They demand inspection credits. They ask for repairs. They ask for closing-cost contributions. They ask for a longer closing timeline. Sellers who started “high to leave room to negotiate” often end up negotiating from a weaker position.

This is where a direct sale can be a relief. A direct buyer isn’t waiting for the perfect buyer at the perfect time. A direct buyer is presenting a clear, as-is offer, and you decide whether it works for you. If your top priority is certainty—knowing the closing date, avoiding repairs, and avoiding the buyer’s lender—then a direct sale can remove months of uncertainty.

Shady move #2: Accommodating seller demands instead of advising

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement sometimes look like “flexibility.” A seller says, “I don’t want professional photos,” and the agent says, “No problem.” A seller says, “I don’t want strangers walking through my home,” and the agent says, “We’ll do limited showings.” A seller says, “I don’t want to fix anything,” and the agent says, “We can list it as-is,” without explaining what “as-is” does and does not mean to buyers.

A professional agent’s role isn’t to fight you. It’s to translate the market. Modern buyers shop online first. That means your first showing is not an in-person showing—it’s a screen. If your online presence is weak, your in-person opportunities drop. And if your in-person opportunities drop, your negotiating power drops.

Sellers are often surprised at how much marketing affects demand. Professional photography isn’t just about pretty images; it’s about lighting, angles, and clarity that make rooms feel accurate and inviting. A 360-degree tour isn’t just a gimmick; it can increase confidence for relocation buyers and busy buyers. Staging isn’t about making your home look like a magazine; it’s about helping buyers understand scale and function. If a living room looks small in photos, staging can make it read correctly.

Even the best staging isn’t magic, but it does influence perception. For example, an Investopedia summary of the National Association of Realtors’ staging data discusses how agents report staging can shape buyer impressions and sometimes speed up sales: Home staging survey highlights and key stats.

A shady agent may allow sellers to skip marketing basics because it keeps the listing appointment smooth. But later, when the listing underperforms, the blame often lands on the seller: “The market is slow,” or “Buyers are picky,” or “We just need a price drop.” In reality, the listing may have been set up to fail.

If you want to avoid the entire marketing and showing process, a direct buyer like those at Simple Homebuyers can purchase as-is. That means no staging, no professional photos, no open houses, and no lender-required repairs. You pick the closing date, and you avoid the stress of “keeping the home show-ready” for weeks or months.

The marketing “minimums” that matter more than most sellers think

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement often involve vague marketing promises. You’ll hear phrases like “We’ll put it on the MLS,” “We’ll blast it on social media,” or “We have buyers.” Those phrases sound good, but they don’t tell you what will actually be done, when it will be done, and how success will be measured.

A better conversation includes specifics. Ask for a written plan that answers:

Pricing: What comparable sales justify the list price, and what’s the plan if showings are low in the first 7–14 days?

Photos and media: Who is the photographer? Are twilight photos included? Is a 3D tour included? How many images? What is the delivery timeline?

Distribution: Which websites will receive the listing feed? How will the agent’s team use email lists, signage, open houses, and agent-to-agent outreach?

Showing strategy: How will showings be scheduled? Will there be time blocks? How will security and privacy be handled?

Offer strategy: Will offers be presented as they arrive or held to a deadline? How will the agent guide you on concessions and contingencies?

These questions aren’t “difficult.” They are what a seller must ask to avoid paying a full commission for partial effort.

Another marketing minimum that matters is feedback loops. After the first weekend, the agent should summarize listing traffic, showing feedback, online views, saves, and inquiries. If there’s a problem, the strategy should adapt quickly. A stale listing is expensive.

If you’re thinking, “I don’t want to manage any of this,” that’s understandable. Many sellers don’t want to become project managers during an already stressful season. This is exactly why some homeowners choose to sell directly. A direct sale removes the marketing plan, removes the showing schedule, and removes the buyer financing risk.

If you’re comparing the agent approach to a self-sale, read our breakdown on selling your house without a realtor in Maryland and pay close attention to the time and cost side of the equation—not just the theoretical sale price.

Shady move #3: The listing-agent “switch out”

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement can also involve a personality bait-and-switch. Sellers meet a polished “top agent” during the appointment. That agent is confident, charismatic, and highly responsive—because they are in sales mode. The seller assumes that person will be their main point of contact.

But after the agreement is signed, the day-to-day listing work may be handed to a junior agent, a transaction coordinator, or a rotating team member who is learning. Some teams operate ethically with clear structure, and some teams operate with confusion and silence. The problem isn’t having a team. The problem is promising one level of service and delivering another.

The switch-out becomes painful when the seller has real concerns: pricing adjustments, inspection negotiations, repair requests, appraisal issues, closing delays, or buyer cold feet. Those moments require skill. If the seller is routed through multiple people, communication breaks down and the seller feels ignored.

A strong agent sets expectations upfront. They tell you who will be on your team, who you contact after hours, who attends showings, who negotiates inspection items, and who handles closing coordination. They define response-time standards. They don’t hide behind a generic inbox.

A direct sale is the opposite of switch-out. When you sell directly to Simple Homebuyers, you work with your buyer. You don’t have to wonder if someone is “too busy” to answer. You won’t have to repeat your story multiple times. You won’t have to push for updates. And you won’t be paying a commission to fund a structure that doesn’t serve you.

If you’ve experienced the switch-out before, it makes sense that you’d be cautious now. That caution is healthy. The goal isn’t to “trust more.” The goal is to verify more before you sign.

The hidden math of listing: commissions, concessions, and closing costs

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement become much easier when sellers don’t see the full net sheet. Even if the agent doesn’t intend to be shady, an incomplete financial picture leads to bad decisions.

Most sellers know about commissions. But commissions are only one line item. Depending on your local norms and the structure of the deal, commissions can still take a significant bite out of your proceeds. Then there are concessions. Concessions can include paying some of the buyer’s closing costs, paying points to buy down the buyer’s interest rate, paying for repairs, or issuing credits after inspection.

Inspection renegotiations are another major factor. A buyer can agree to one price, conduct inspections, then come back asking for repairs or credits. Even when the request is reasonable, the timing is stressful. Sellers who have already moved out or already purchased another home often feel forced to say yes.

Closing costs also surprise sellers, especially those who haven’t sold in a while. Closing costs can include settlement fees, recording fees, transfer taxes, title fees, and other line items that vary by location and transaction structure. If you want a plain-English guide to closing documents and fees, the Consumer Financial Protection Bureau has a helpful overview of the Closing Disclosure and related costs: CFPB: Understanding your Closing Disclosure.

Now add the “soft costs” of listing: keeping the house show-ready, schedule disruption, pets and kids logistics, repeated cleaning, and the mental bandwidth of waiting for the right buyer.

This is why sellers sometimes discover that a slightly lower but certain, as-is offer can be financially competitive once everything is included. When you remove commissions, reduce prep spending, avoid repairs, and shorten holding time, the net can surprise people.

The point is not that listing is always bad. The point is that listing is only “best” when the net and the timeline match your life.

How to protect yourself before signing a listing agreement

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement are easier to spot when you interview like a businessperson, not like a grateful customer. You’re hiring a professional to handle one of the biggest financial transactions of your life. It’s okay to ask direct questions.

Start with pricing transparency. Ask the agent to show the comparable sales that justify the price and to show a conservative price range that would sell quickly. Ask what happens if showings are low after the first week. Ask how many price reductions they typically recommend and at what intervals.

Then get marketing specificity. Ask who pays for photos. Ask how many images. Ask whether 3D tours are included. Ask whether the agent uses floor plans. Ask for examples of their last ten listings and how those listings were presented online.

Next, address communication. Ask, “If I text you, how fast do you respond?” Ask, “Who do I contact on weekends?” Ask, “Do you have a transaction coordinator?” Ask, “If you’re unavailable, who negotiates inspection items?” You want clear names and clear roles.

Also ask about the listing agreement terms. What is the contract length? What is the cancellation policy? Are there fees if you cancel? What happens if you find your own buyer? These details matter.

Finally, ask for a net sheet. A professional should be able to estimate likely net proceeds at a few realistic price points, including commissions, closing costs, and possible concessions. When sellers see the net sheet, they make smarter decisions.

If you don’t like what you hear, remember: you are not required to list. For some homeowners, a direct sale is the simplest way to avoid long agreements, marketing expenses, repairs, and uncertainty.

Your alternatives: agent, FSBO, iBuyer, or direct cash sale

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement often push sellers into a false “either/or” mindset: either list with me, or you’ll lose money. In reality, you have multiple options. The best option depends on property condition, timeline, privacy needs, tenant situations, and your tolerance for showings and negotiations.

Listing with an agent can be ideal when your home is in strong condition, you can tolerate the timeline, and you’re comfortable with showings and potential renegotiations. The potential upside is exposure to the broadest buyer pool. The downside is the cost structure, the uncertainty, and the risk of deals falling apart.

FSBO (for sale by owner) can save commissions, but it shifts a lot of work onto you. Pricing, marketing, photography, negotiation, contracts, disclosures, and scheduling all become your job. Many FSBO sellers also end up working with buyers who are represented by agents anyway, which can still create commission discussions. If you’re already juggling a busy life, FSBO can become a second job.

iBuyers can be convenient in some markets, but they often have strict property criteria and can charge service fees or adjust pricing after inspections. The experience can be smooth for some sellers, but it can also feel like a moving target for others.

Direct cash sale to a local professional buyer is designed for certainty. You trade some upside potential for speed, simplicity, and fewer moving parts. For many motivated sellers, that tradeoff is worth it—especially when repairs, timelines, or stress levels are major factors.

If you’re not sure which path fits, one of the most helpful exercises is to compare net outcomes instead of headline prices. A direct buyer can help you run that comparison quickly, and a trustworthy agent can do the same. What you want to avoid is signing a listing agreement based on promises instead of numbers.

Why many sellers choose a direct, as-is sale to Simple Homebuyers

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement are exactly what many homeowners are trying to avoid—especially sellers who feel burned by a prior listing, sellers who can’t keep the home show-ready, or sellers who don’t want to fund repairs just to “maybe” get an offer.

When you sell directly to Simple Homebuyers, you’re choosing a different structure:

You can sell as-is, which means you don’t have to paint, stage, renovate, or spend weeks coordinating contractors.

You avoid the long chain of dependence that comes with financed buyers. When a buyer’s lender changes requirements, the seller often pays the price in delays or repair demands. A cash sale reduces that risk.

You avoid showings and open houses. Many sellers value privacy. Many sellers have kids, pets, tenants, or work schedules that make showings stressful.

You can pick a closing timeline that fits your life. Some sellers want a fast closing. Others want a little more time to move. A direct sale can often be flexible.

You avoid commissions. That alone can be a meaningful difference in your net proceeds.

Most importantly, you avoid the emotional roller coaster of “maybe.” Maybe you’ll get showings. Maybe you’ll get an offer. Maybe the inspection won’t be a problem. Maybe the appraisal will come in. Maybe the buyer won’t back out. A direct sale is designed to replace “maybe” with clear, written terms.

If you want to talk through your specific situation, call Simple Homebuyers at (240) 776-2887. We’ll answer questions, explain your options, and give you a clear offer you can compare to listing—without pressure.

FAQ: Listing agreements, pricing, and avoiding regret

How do I know if a listing agent is giving me an honest price range?
An honest agent will show comparable sales and explain adjustments, and they’ll discuss what happens if showings are low early. If an agent refuses to talk about a conservative price range, that’s a red flag.

Is it ever smart to “test the market” with a high price?
Sometimes, but only with a short timeline and a clear plan. If the agent has no early feedback strategy, “testing” often becomes “sitting.” Sitting costs money.

What if I don’t want to do repairs or staging?
Some homes can still sell without major prep, but the buyer pool may shrink and concessions can increase. If you want zero prep, a direct as-is sale may fit better.

Can I cancel a listing agreement if things don’t go well?
It depends on the contract. Always ask about cancellation terms before signing.

Do I have to accept an offer if I list?
No. But rejecting offers repeatedly can extend time on market and increase your carrying costs.

How fast can a direct cash sale close?
Timelines vary by situation, but direct sales are typically much faster than traditional listings because there’s no buyer loan approval process.

Final thoughts: the “best” option is the one that matches your life

Shady things some Maryland listing agents do to get homeowners to sign a listing agreement are frustrating because they turn a big life decision into an emotional game. The solution isn’t fear. The solution is clarity.

If listing truly matches your situation—great. Interview carefully, demand specificity, and insist on a net-sheet conversation early.

If listing feels like too much—too much prep, too much uncertainty, too much time, too much risk—then it’s okay to choose a simpler path. Many homeowners decide that certainty matters more than chasing the last possible dollar.

If you want the straightforward route, the direct buyers at Simple Homebuyers can help you avoid the common traps, skip the long timelines, and move forward on your schedule. Call Simple Homebuyers at (240) 776-2887 to talk through your options and get a no-pressure offer you can compare against the traditional market.

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