Strategy for selling a house - what is the best way to proceed?

If someone advertises privately, the seller's phone doesn't stop ringing: agents contact them wanting to include it in their portfolio, offer "rewards," etc. One example: a privately advertised plot of land is now online with 5 more or less reputable looking agents. Noticeably, most according to the imprint are from more distant areas. The market is simply exhausted.

I continue to monitor the common portals and apart from the prices of the properties, I notice that you can really find almost nothing without a real estate agent.

I explicitly stated in my advertisement that contact from real estate agents was not desired.

Nevertheless, I received several inquiries from agents, some with the usual "we have a prospect for your property," others with very long explanations of what sets this agent apart from all the others. And all of them included hints that my share of the commission could be recovered through a slightly higher selling price, so that it would remain free for us.

However, I myself have observed the opposite here. Significantly more private listings, but with sometimes extremely exaggerated prices. Listings have been online accordingly long.

In the past, when the costs could still be unfairly shifted onto the buyer, that made sense to me. But currently, both parties have to finance it.

No matter how you look at it, if I have something to sell where demand exceeds supply in the market, I as the seller will never effectively pay the broker fees. I also find "asocial" to be somewhat harsh wording, and I am deeply skeptical of the broker type. Nevertheless, I would only sell our house through a broker.

I would still only sell our house through a real estate agent.

It seems like many people see it the same way as you. What is the reason or thought process behind that? I'm trying to find that out right now.

p.s. - I deliberately formulated it as "unsocial," "asozial" would have been too harsh a term for me. I meant more this selfish use of the market situation for one's own advantage, but it shouldn't have such a harsh undertone because to some extent everyone who is currently selling does that.

And they all had hints in there that my part of the commission could be covered by a slightly higher sale price, so that it would remain free for us.

He told us that too. Mathematically, it doesn't add up for me. According to his estimate, we can set a low price at 499k and then expect higher bids (his "light bidding process"). Or we should list it at 525k and then expect less demand.
I interpreted it as him considering 525 the realistic price / somewhere near the upper limit. That’s almost 19k from the purchase price for him. If I list it myself for 515k, I still make a profit if I offer it privately. Or am I missing something here?

It seems that many people see it the same way as you do. What is the reasoning or thought process behind it? I am currently trying to find out.

Quite simply, I have sold too many cars privately in my life to want to put myself through the stress with a house. It was always easiest with cars that had engine/transmission damage or <5k€. The real estate agent should just provide their phone number and do the initial filtering and check for financing feasibility. There have already been enough examples here where the bank gave a "financing commitment" and in the end it fell through because of lending values and outdated BRW. I pay (or rather the buyer pays) the agent for this handling.

The sale for my parents was handled through an agent and both sides were very satisfied – or still are.

I just want to do a few viewings (or have them done?) and then go to the notary and sign.

Of course, I always mean a "real estate agent".