“Now as to the Buyer, he has to find the right property, under your preferred scenario this would be best achieved using a small agent, however if that agent has only what… a dozen genuine self listed properties, and the buyer wants to research or visit more, what does he do? Go to 50 small agents? Perhaps if he has the time, or perhaps he goes to an agent that literally has 500 properties of a particular type across a much wider area”.
Here where I live the Spanish agents charge 3% or less. You will never run out of properties to view as they work together. If you can’t find what you want with your agent he then rings another and another and you can keep viewing for weeks.I went out with 6 or 7 different agents but all with my original one. They just split the commission.