Is there a realtor in the house?

I'm trying to sell some land irl, and have a ton of questions to ask a realtor or even just someone who deals in real estate.

I have 2.062 acres approximately five miles from a military town (population = 30k). I listed it with a realtor, who priced it at $25,000. It was listed for several months, he showed it to several couples, no one made an offer, and the listing with that realtor expired.

This morning I had an appointment with a realtor from Century 21. He said that land in that area usually goes for $3500 per acre in that area (which I'm going to check into), so he would list it for approximately $7,228.

He then said if he sold it, his commission would be 6%, but if he opened it up to other realtors to sell, he would charge 10%, but the listing price would be $12,500.

I'm pretty sure that if I sign with this realtor, I should let him open it up to other realtors. If he sells it, the net result would be $6,938.88, whereas if he opens it up to others, the income from the sale would be $11,250.

I guess my question is, should I spend time trying to find a realtor who thinks he/she can get more money? I need this money to make a downpayment on a house, and a few other things, so it's important that I make a very wise decision. All suggestions would be greatly appreciated.

P.S. The appraised value of this property is $15,130. Isn't the asking price usually MORE than the appraised value?

That's weird... I have never heard of a realtor charging more commision because of another realtor being involved. Every time I have bought or sold property (and I have done one or the other of those 9 times in the last 25 years) the commission has always been 6%, and if there was another realtor involved in the sale, it was divided evenly between them. Of course, things may be different in Texas, I suppose, but this was the same in both Oklahoma and Arkansas.

P2

I think the Century 21 realtor gave you the truth. It's in his best interest to sell it for as much as possible yet at the same time making sure it sells. He gets nothing if it doesn't sell.

Ask him to provide comparables (other similar properties that have sold in that area recently). I would also ask 2 other highly respected firms to do the same.

The main thing to remember is getting a realtor to set a higher asking price doesn't always help.

Also, try to get the most productive agent in the real estate company you choose. Ask to speak with the top sales person when you call. If they are busy, as is common, wait for them, it's worth it.

That's my opinion anyhow.

last time i sold property the realtor charged 10% in GA and the buyers realtor charged the buyers a 7% commission. my rate was high but there were 2 realtors involved due to a maternity leave so the 2 split the 10%

In cases where the sale price is low, the realtor might have a minimum fee. If he has to split his fee, he might have to increase the overall fee to be able to share it.