I'm new to Real Estate, doing a decent job I think but I made a mistake today I'm hoping you can please advise me on.

I'm on the buyers side of a deal, I had the papers signed this morning and got them to the listing agent who is a close friend. I was originally marketing this property with the listing agent, until I met these buyers and became their agent a few days ago.

Today (while working on something else and not paying attention) I got a call about the property in question. I informed the caller that the property was under contract, but they could take a look at it and make an offer. They took a look at the property, called me right back and wanted to schedule a showing. They told me they would pay full price, if they liked the inside.

I wasn't thinking, and realized I had violated my fiduciary duty to my clients that already (in a matter of hours when the seller signed) had a contract to purchase the property.

The listing agent called the caller in question, let them know the property was under contract and offered to show them other properties in the area.


I'm just wondering how bad I messed up, I feel terrible!

I don't see how you violated your fiduciary obligations to your buyers. You told the new folks the truth and if your buyer backed out over the inspection or couldn't get the loan, the next buyer would have a shot. What's wrong with that?

Thank you!

Where you really messed up is not converting the callers into customers so you could sell them a house that is available.

Too many Buyers for a single property will be a welcome problem.

Most buyer-broker agreements do warn the buyer that you may have ongoing or future agency relationships with other buyers, and those others buyers might be competing for the same properties.

"The listing agent called the caller in question, let them know the property was under contract and offered to show them other properties in the area."


I'd say the listing agent messed up.

Yes, there's no violation on it. All you want is to make sure the property will be sell. It's better to have second client than rely on first client. At least you have back up if the first client will back out.

Right on, Shana! That was my first thought. That listing agent is not a friend. S/he stole the poster's customer.

FuZe7: You said, "I was originally marketing this property with the listing agent, until I met these buyers and became their agent a few days ago." Since you posted this as an agency question, let me point out that this may be where you messed up. If you were on the listing side, you were, more accurately, acting as a dual agent. You cannot "undo" the inside knowledge you have as a co-listing agent just because you find a buyer you want to represent.