Observable Agent Effort and Limits to the Innovation in Residential Real Estate

Observable Agent Effort and Limits to Innovation in Residential Real Estate, Justin D. Benefield, C. Stace Sirmans, and G. Stacy Sirmans, Journal of Real Estate Research, 2019 41:1, 1-36

36 Pages Posted: 17 Jun 2019

See all articles by Justin D. Benefield

Justin D. Benefield

affiliation not provided to SSRN

Stace Sirmans

Auburn University

G. Stacy Sirmans

Florida State University

Date Written: January 31, 2019

Abstract

Although agent effort is essential and a given in the residential brokerage market, it is difficult to observe and quantify. We estimate a simultaneous systems model using virtual tours as a proxy for observable agent effort. By studying a period during which a visible technological innovation (virtual tour) was introduced to the market, we are able to show relationships between agent effort, price, and time-on-market. Using the introduction to the market of visual tours to proxy agent effort, we find a positive effect on listing price, selling price, and time on-market, with no significant effect on the commission rate. The effect is greater for lower-priced homes (3% positive effect) than for higher-priced homes (1.60% positive effect) and the effect is greater for larger brokerage firms versus smaller firms. A return to the agent possibly lower than the prospective cost of the innovation suggests agency costs at the transaction level that might limit innovation in the industry.

Keywords: real estate commission, virtual tours, agent effort, selling effort, two-stage least squares

JEL Classification: R30

Suggested Citation

Benefield, Justin D. and Sirmans, Stace and Sirmans, G. Stacy, Observable Agent Effort and Limits to the Innovation in Residential Real Estate (January 31, 2019). Observable Agent Effort and Limits to Innovation in Residential Real Estate, Justin D. Benefield, C. Stace Sirmans, and G. Stacy Sirmans, Journal of Real Estate Research, 2019 41:1, 1-36, Available at SSRN: https://ssrn.com/abstract=3400789

Justin D. Benefield

affiliation not provided to SSRN

Stace Sirmans (Contact Author)

Auburn University ( email )

Auburn, AL 36849
United States

HOME PAGE: http://www.stacesirmans.com

G. Stacy Sirmans

Florida State University ( email )

Tallahasse, FL 32306
United States

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