12/28/18: See preliminary findings, based on sales over $2.5M during 4Q2018 across MA

Preliminary Findings:

So far during 4Q2018 (10/01 - 12/26/18), only 84 single-family homes priced over $2.5 million in the MLS have closed.  RealEstateCafe's analysis revealed the following:

1.  40% of sales over $2.5M are in-house sales 

2.  Two out of three of those sales only involve ONE agent, a dual agent

2.1  3 of 4 sales that soared more than 300% above the assessed value involved dual agents, only one agent who did not appear to be protecting the buyer from overpaying

3.  7 of 10 sales where the buyer saved at least 20% off the original asking price involved a buyer agent -- confirming the believe that buyer agents can deliver significant savings

4.  However, surprisingly, clients working with buyer agents are more likely to bid over asking price — but nearly all by less than 8% over

5.  4 of 6 homes sold below assess value involved in-house sales -- this raises questions about whether dual agents & designated agents are betraying their seller clients

6.  3 out of 4 homes which sold 10% or more below assessed value involved a dual agent -- not cool if you're the seller!

Takeaway(s): 

Preliminary assessment mirrors WSJ finding several years ago:  In-house sales higher in short term, lower in long term. 

"At the outset, it's not be possible to say whether the buyer or seller will "get screwed," only one thing is certain -- dual agents and designated agents will get a double pay day for betraying their clients."

For more insight into why dual agents have been banned in some places, see expose by @CNCmarketplace:

http://bit.ly/RExposeCBC

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Spreadsheet, showing RealEstateCafe's analysis, available upon request. 
EXP+CAN_vs_UAG+SLD_OnlySF_OnlyMA_2.5M_4Q2018_v5.1