Why do some properties
sell slower the more agents you list with?
What's the problem and how to fix it
A complete 5-dimensional comparison, plus answers to the 3 most common concerns owners ask Jen — Read this before deciding to list your property.
1. What is Open Listing and why is it a problem?
Open Listing means listing your property with multiple agents simultaneously, with no primary person responsible. Whoever closes the deal first gets the commission.
It sounds good in theory, but in the reality of the real estate market, it works completely opposite.
The main problem: When every agent knows others are competing to sell the property, no one dares to invest heavily in marketing. They fear investing only for someone else to get the commission. The result is that good properties are left to "sell themselves" without anyone looking after them.
This is why many property owners who call Jen say, "I've listed my property with 8 agents for 2 years, and it still hasn't sold once," even though the property is good, in a good location, and reasonably priced.
"Imagine you hire 8 salespeople, but only one gets paid each day. Will the other 7 be motivated to sell?"
— Jen · Proview Living
2. What agents don't tell you
Jen will be direct, as an agent who has been in the industry for a long time. This is what goes through the mind of every agent who receives an Open Listing property:
- "If I run an ad today for 5,000 baht, but another agent closes the deal first, what do I get?" — The answer is nothing.
- "If I show the property to a client 3 times, but the client calls another agent to close the deal, I've wasted my time." — This is a risk every agent sees.
- "In that case, I'll wait for clients to come to me." — The result is that no one invests in your property.
Invisible immediate impact: Properties that remain in Open Listing for a long time start to get a reputation for being "unsellable." Clients who see the same property repeatedly for months will question, "Is there something wrong?" and use this to drive down the price.
3. 5-Dimensional Comparison: Open Listing vs Exclusive Agent
Let's look at the facts directly.
| Comparison Dimension | Open Listing (Multiple Agents) | Exclusive Agent (1 Agent) |
|---|---|---|
| 1. Marketing Investment | No one invests in serious ads/content because the return is uncertain. | Full investment in ads, content creation, photos, videos, because the return is certain. |
| 2. Price received by owner | Constantly pushed down. Agents compete to offer discounts to attract clients. | Negotiates for the highest price for the owner, as that is their primary duty. |
| 3. Property Image | Inconsistent information, multiple prices, lacks credibility. | Accurate and consistent information, single price, high-quality photos, appears credible. |
| 4. Time to Close Deal | Longer, due to no clear marketing plan; property is left idle. | Faster, due to continuous marketing planning and investment. |
| 5. Reporting and Transparency | No one is responsible for reporting; owner must follow up with each agent. | Regular progress reports, transparent in every step. |
In short: Open Listing sounds good because people think "the more, the merrier," but in reality, it creates a situation where everyone waits for someone else to invest first. The result is that no one invests, and your property will never sell.
4. Answering the 3 most common concerns property owners ask
Jen understands that granting exclusive rights to a single agent requires a lot of trust. Here are the 3 most common concerns, with direct answers.
This concern is very reasonable. However, the truth is that an Exclusive agent is under the most pressure to work hard, because if they don't sell, they get nothing. This is unlike an Open Listing, where agents lose nothing if they don't work.
How to protect yourself: A good Exclusive contract should clearly define what the agent must do each month, such as the number of content pieces, minimum ad budget, number of showings, and include a clause for contract termination if they fail to comply.
On the contrary, competition in an Open Listing isn't about competing to sell at the highest price, but rather competing to win over clients by offering discounts.
Example: A client calls 3 agents simultaneously and asks, "Can I get a discount?" All 3 agents offer discounts, competing to close the deal. The result is that you sell at a lower price than you should, without even realizing it. A good Exclusive agent acts as your 100% representative and negotiates for your highest price.
A good Exclusive contract shouldn't be indefinitely binding. However, the appropriate duration depends on the type and price of the property, not a single fixed number for all properties.
Jen roughly breaks it down for clarity:
Fast-selling properties (~4 months) are those with clear advantages, such as being priced below market value, in a better location than competitors, ready to move in without renovation, or with few comparable options in the market — such properties typically close within 3–4 months.
High-priced properties (10–30 million baht and up) (~6–12 months) have a smaller buyer pool, require more decision-making time, and need targeted marketing to specialized investors — a reasonable contract duration is 6–12 months.
More important than the duration itself, the contract must clearly specify these points: (1) marketing activities the agent will undertake during each period, (2) conditions for renewal or joint review, and (3) conditions for early termination if the agent fails to comply with the agreement — if an agent is unwilling to specify these in the contract, that's a red flag.
5. Checklist before deciding to grant Exclusive rights
Before trusting any agent, ask yourself and the agent these questions:
- Can the agent clearly show past work/results?
- Does the contract specify a duration appropriate for the type and price of the property? (General properties ~4 months / Properties 10 million+ ~6–12 months)
- Does the contract specify the marketing activities the agent will undertake, such as number of content pieces, ad budget?
- Is there a clause for early termination if the agent fails to comply with the agreement?
- Does the agent have a clear marketing plan specifically for your property?
- Is the agent capable of producing high-quality content (photos, videos, articles)?
- Does the agent have online channels to reach the target audience and co-agents who can help distribute the property?
Tip: A good agent will answer these questions confidently and transparently. If an agent's answers are unclear, or they refuse to specify these in the contract, consider it a warning sign.
6. How Proview Living Works as an Exclusive Agent?
When a property owner entrusts Proview Living as their Exclusive Agent, here's what we immediately and consistently invest in throughout the contract:
- Professional photography and videography of the property, with scripts targeting the right audience.
- Weekly content creation for all platforms: TikTok / YouTube / Facebook / Instagram.
- Targeted paid ads for genuine buyers and investors in the specific area, for properties priced reasonably according to the market.
- Distribution of the property to our VIP investor network and Co-Agent network nationwide.
- Client screening and financial readiness checks before physical property viewings.
- Weekly progress reports, transparent at every step.
- Price negotiation for the highest benefit of the property owner.
One thing Jen needs to be direct about — pricing.
One of the reasons properties don't sell for years isn't just due to Open Listing. In some cases, it's due to pricing the property too high for the market to bear.
Real example: A property listed for 500,000 baht waited 2 years, was reduced to 450,000, and finally sold for 400,000 baht. That's 2 years wasted and less money received than it should have been. If priced reasonably from the start, it might have sold within 4 months, at an even better price.
Proview Living has a clear stance on this: We do not invest in Paid Ads for properties priced significantly above the real market value. Because it's not just about wasting ad budget, but it's also unfair to the investors who trust us.
Instead, we will provide honest pricing recommendations based on real market prices, comparable properties in the same location, and a reasonable timeframe according to the property type. Because a professional agent is not someone who says "name any price, we'll sell it," but rather someone who tells you the truth so you can actually sell it.
"If you set a high price, aren't in a hurry, and just want to sell whenever, that's your right. But in that case, selling it yourself might be more suitable. Because Proview Living has to look after both the property owner and the investors who trust us. Our credibility must always be balanced."
— Jen · Proview Living
Summary: Good properties that don't sell are often not a problem with the property itself, but a problem with the selling method + pricing. Switching from an Open Listing to an honest Exclusive Agent who dares to tell the truth about pricing is what will make your property truly sell, and sell at the best possible price.
Want to know if your property is caught in this trap?
Feel free to chat with Jen first. There are no charges and no obligations.
Call 095-659-2656 · www.proviewliving.com
![[For Rent] Vacant land, over 2 rai, Tha Muang Intersection, Khanom District, 100,000 / month](http://proviewliving.com/cdn/shop/files/001-050_26_Cover_Listing_c3136b1a-91d1-4d4f-b928-8c79ae08db6d.png?v=1779511010&width=1200)
