Jan 27, 2026
If you have interviewed a listing agent in Danville lately, you have probably heard "The Pitch." They lean in and tell you about their "exclusive buyer network" or their "massive internal database." They imply that by hiring them, you aren't just getting a sign in the yard, you're getting a private VIP line to the most qualified buyers in the East Bay.
It sounds proactive and exclusive. It is also, for about 93% of homeowners, a total distraction from what actually sells a home.
The Reality of the 7%
Let's look at the actual data from our local market over the last decade. In Danville, only about 7.23% of transactions involved the same agent representing both the buyer and the seller. In the last three years, that number has essentially remained the same at roughly 7%.
Think about the math here. If these "vast networks" were the primary reason a home sells, wouldn't that percentage be 20%, 30%, or 50%? The data proves a different reality. Even the most "connected" agents in town are ultimately relying on the open market—the MLS and the thousands of outside agents—to find the actual buyer. If an agent sells you on their network, but 93% of the time the buyer comes from somewhere else, you have to ask what exactly you are paying for.
The Friendship Filter: Where Does the Loyalty Lie?
Here is the key point most sellers overlook. When an agent brings a buyer from their "private network," you have to ask about the connection.
Imagine your agent has known this buyer for 20 years; they are best friends. You just met the agent two weeks ago. Even if that agent operates within legal and ethical bounds, where does their natural bias lie? When it comes time to negotiate a $20,000 repair credit or a price reduction, who are they really fighting for? Their friend of two decades or a client they just met?
As a true fiduciary, a listing agent's loyalty should be undivided. In a "network" scenario, that loyalty is instantly diluted. You deserve an advocate who is 100% in your corner, not a neutral middleman trying to bridge a gap between their friend and their paycheck.
For more insights in selling your home, check out https://robertsong.com/sell-your-home
***Data from Bay East Association of Realtors MLS - All Danville, CA sales from 01/01/2016-01/27/2026. From 01/01/2016-01/27/2026, only 637 sales out of 8,812 sales were represented by the same agent. From 01/01/2023-01/27/2026, only 133 sales out of 1,899 sales were represented by the same agent.***
The "Deal" That Isn't: A Warning to Buyers
Buyers often go to open houses hoping to work directly with the listing agent to "get a deal." From the flip side, this is a dangerous shortcut. There is no real advantage to this strategy, especially when other buyers are involved with their own independent agents.
As a buyer, you are much better off with a fiduciary who has your best interests at heart. An agent willing to take a shortcut to represent both sides is often an agent willing to short-change the process. You want an advocate who will point out the severity of an inspection item, a location flaw, or a poor fit for your specific needs. An agent trying to "double-end" a deal for the sake of their network might overlook the very things that protect your investment.
My Approach to Representation
I can represent both a buyer and a seller, but my relationship with my seller takes precedence as a true fiduciary. My buyers compete knowing there is no undercutting the maximum value for the seller unless the seller specifically chooses to do so.
Don't hire an agent for a "network" that only shows up 7% of the time. Hire an agent for their ability to market your home to the 100% of buyers who are actually looking.
For more buyer tips, check out https://robertsong.com/buyers-advisory
