This is actually something that I always discuss during the listing presentation.  My job is to find a buyer for the home: it may be my buyer but most likely it will be a Buyer's Agent that brings the successful offer.  Set the expectation in the beginning and you'll not have an issue later!

Explain that your marketing efforts are what is generating those showings by other agents. Also mention that many buyers want their own agent to represent them, and probably don't like dual agency. Tell seller you represent them, and ask if they approve of you also representing buyer, or would they prefer that you only represent their best interests. Also mention that the reason buyers usually contact listing agent is because they think they can get a better deal and they will expect seller to reduce price 3% since they don't have an agent.

mister seller i market your property to get other Realtors to show it at this time i dont have a client looking in this  area ; but my marketing is working because we are getting the home shown by other Realtors with clients in this area. have a great day

I would explain that as a listing agent, my job is to market and present the house so others will want to see it. Every buyer has their own buyer's agent and they should be delighted it's being shown!

I've heard this complaint in the past myself.  And, much as others have said, I explain that I'm a listing agent and my job is to get other Realtors to show their home.  And, that if they are, than I'm doing a successful job.

I think you have gotten a number of excellent answers;  it is your marketing that is bringing in the buyers with their agents.  Most buyers are savvy these days and want their own representation;  your job is to market the property and represent the seller's best interests when an offer comes in. Surely they do not want you representing both buyer and seller, right?  ;-) That's how I would frame it.

I actually beat out another agent in a listing presentation by explaining this very thing to the sellers. Made them realize they did n't want the agent selling it to his client

Setting the expectation that they should expect most showings from other agents is the key to this dilemna.  Real estate is a numbers and marketing game.  Other agents might have been working with their buyers for months looking for a home to fit their needs, so expect them to show yours if it is close.  Those buyers are probably picky or else they wouldn't still be in the market.  

I am one of about 3,500 agents in our market so my job as your listing agent is to expose your home to them so they can bring their clients.  If I am the main one showing your home, that should imply I either 1)  suck at marketing or 2) am trying to keep both sides of the commission for myself.

Best of luck!

You are their fiduciary.  You are doing exactly what should be done.  Part of having a listing is NOT to switch up and become a dual agent, unless that's what they want?  I don't understand why.  You know all their confidentials, no?  You need to keep it that way.

I would tell them that you are happy that other agents are showing the house. That means that your marketing methods are working. 

I would explain that this is normal and common, and that if you had a buyer who had needs that matched their property of course you would show them.

I think the answers you've received so far Cindy Davis and Raoul Loustaunau are spot on.

Offer to hold an Open House.  Use this opportunity to discuss feedback from agents who showed the property.

Bring a friend in asking why what he thinks and get back to the owner.

Mr. or Ms. Seller,

It is my job to coach you in regard to making your house as attractive as possible for potential buyers. If those potential buyers are my clients I will certainly show them your house. It is much more likely that the potential buyer for your house will be introduced to it by their agent. That is why the multiple listing service exists…so we can offer part of the commission that you have agreed to pay to me to another agent to reward them for bringing in the buyer for your house.

Ok all good  answers  but add this after you told them all the professional sounding  intelligent answers....  " AND anyway... I  Have found when a buyer comes directly to me,  to see one of my listings they are doing so because they think Ill get them a better deal since  (I won't have to share my commission). And dear seller,  when I  tell this unrepresented random buyer that  I can't get them a better deal as that would be stealing from,  or lying to,  you  as the seller, My real client!  Those buyers never make an appointment with me."

Works like a Charm.

you're the listing agent and your job is to market the property....we market to buyer agents because they represent the buyers....we as listing agents represent the seller...and it's our job to promote the property to buyers and their agents....every buyer wants and deserves representation today and that's why they have a buyer's agent by their side.... and the sellers have you.... you're job is not over until the sellers have their money....

It's my job to market this home and as you can see I've done a great job of getting others into the home.  If I were just to bring my interested customers in you wouldn't have nearly as much traffic.  This is how we do it in real estate.  After having said that, bring your cousin over.

My job is to market the home so we can find a buyer, who will most likely be coming from another agent rather than from me, and having all these showings means our marketing is working.

In some cases I let them know right up front that I prefer not to do dual agency and why.

We always explain up front that while we will be listing their home, the odds of us actually showing it to buyers is not high.  They understand this and there are no issues.  Do all of the legwork and education upfront!  

Your job is to market the property and to offer it to cooperating brokerages, which it sounds like you are doing.  We are out there with "the listing agent is NOT your friend" because we are a designated agency state and we do not seek to have the buyer side of the transaction.  But we set expectations up front with the seller.  Have you done open houses and broker tours that the sellers can see?  Let them know what other marketing and advertising you have done to attract cooperating brokerages besides just throwing it on MLS.  Maybe that's what's bugging the sellers.

Just when you think you've heard it all ... a seller barks up this tree. There are many great responses here.  I lean on the fact that dual agency (in CA) is something that I avoid and explain at the listing appointment.

This issue should have been discussed prior to taking the listing. If sellers don't bring it up I do. This prevents misunderstandings later on and avoids  predicaments like Anonymous experienced. Be aware, however, that there could be a risk in not getting the listing if the seller and listing agent are not on the same page relative to the issue.

I would 'fess up' that you got caught.

You are the agent whom the owner toured the house with. You know the features of every room and the upgrades present.  The owner advised you that the window header board runs the full horizontal length of the room, the system UV air cleaner and the R45 additional insulation recently added. You know all the stuff, so you should be there to convey all the details, benefits, history, exotics and amenities of the location.

By not being present you betrayed the homeowner. By choosing to defer this responsibility to the buyer agent, who knows very little (nothing) about the house, you have failed to represent the seller fully.

It is your choice how you go forward. Represent the seller who hired you, or let the reality of your service become fully apparent.

Back to your question. The owner is upset because you have not shown the house, not that you did not bring a buyer or failed to market it. Clearly owners have an expectation that most agents choose to ignore. Fortuneately, I am not most agents.

Our job is to get the word out and if means showings come through us fine. It is means otehrs show it then we have done our job. They should be happy so explain to them what your job is.

Set the expectations early about your responsibilities and duties to the seller but now you can offer to hold a Broker Open House to attract local buyer agents and ask for feedback. I have done this in the past to create traffic through the door and to gain more interest among agents.

I address this when I take the listing. I go over the Agency Disclosure and explain I could represent them, the buyer or both, and why I am not about to represent both and why it is not in their best interest. So it never comes up about other agents showing. They expect other agents to show.

I would.tell.the seller.I.only.show.properties.to.customers.or.clients who are good.prospects for that property. And also.tell.them I will not.waste their time cleaning.up.for a client really.not.in the market for.their.home.

I have heard that as well (always a little upsetting), on a number of occasions and agree with most of the comments that it's the marketing that drives other agents to the home and it's traffic that eventually sells it.

I remind them that my most important function as their Realtor is promoting their home and counseling them when an offer is received. I explain that it is through my promotion of their home that all of the showing are evidence that I am promoting their home well. I also explain that today most buyers want buyer representation and that they are aware that the best I can give them is 'Disclosed Dual Representation wh severely limits my ability to protect and represent either the buyer or the seller.

Many great answers here so I won't add to them in that sense but I do have a question for you.

During the listing presentation did you tell the Seller that you have a stable of buyers that this home would be perfect for? If you did and didn't bring any of these buyers in than I would say that the Seller has a legitimate argument.

I know it's a tactic used in the listing presentations and also advertising so I am just wondering.

When I explain to sellers how dual agency works and that if I sell the house to a client of mine, I can no longer represent the best interests of the seller in a negotiation, which skill is one of the reasons they hired me, they usually drop the subject. I remind them that they hired me for my marketing and negotiating skills to cause the home to be sold, not for me to sell it.

Have you done any open houses?  If so, you have.  Your job is to represent them, and help all buyers find it on your local MLS and other sites. Most buyer's will have their own agent.  Just explain that it's rare that the listing agent brings in the buyer directly.  

I have heard this as well.  Tell your sellers they hired you to market the property and get buyers in their home, and if someone calls and wants YOU to show that is just a bonus! 

We are usually present at all showings. Sometimes the client thinks you aren't working if you aren't showing the house but you can explain (as so many have in their answers here) if Buyers agents are showing the property you are definitely doing your job!

Mr & Mrs Sellers, I am involved in all of the marketing of your property, and am directly engaged in every showing of your home. Would you agree that your chances of getting your best offer results from a greater number of prospective home buyers to personally view your home? As I market your hone, I utilize relationships with fellow REALTIRS® who have buyers looking for a home like yours.

If I focus on just bringing clients I am working with, we are more likely to miss the buyer most interested in purchasing your home. Giving you my best effort includes utilizing my time and contacts such that we get a serious and capable buyer to make an offer that you welcome and can accept.

Much of my day is spent monitoring sales of other homes like yours. Research as to what leads a buyer to want to see your home, and chose it over another. That is why we discuss pricing and curbside appeal, and why we look for things that help or hurt our chances.

So, would you rather I personally concentrate on bring one prospect, or work on loading the bus with orospects? Do you agree that we benefit more if I consentrate on driving the bus?

Experience, mine and fellow REALTORS®, confirms that we will get the better offer from the most interested buyer by getting more REALTORS® to show your home. Are we on the same page with this? Good, let us work toward the successful sale of your home.

I had the seller ask me when would the "open house" take place before the ink dried on the listing contract was signed. Needless to say we had a contract to purchase in 10 days.

The job of the listing agent is to attract buyers, most buyers have their own agent, perhaps you shoul dbe there to represent the seller and show the home to teh buyer and their agent. You can point out what makes it speical , answer questions such as how old the roof is or where the lot line is. If your seller isnt happy, something needs to change. 

I just received this exact same comment Sunday night and said exactly what Jeff and many others have said.  We market for a buyer, and it most likely will be other agents bringing that buyer.  I also agree with Susan Emo, handle it up front.  I'm going to add that to my listing presentation.  Thanks for posting this question!