DO YOU REALLY NEED TO HIRE A BUYER’S AGENT
Do you really need to hire a buyer’s agent? People are often confused whether to hire a buyer’s agent or not, so let me explain why you should whether you are looking at new construction homes or resales.
Buying a condo or house is one of the largest purchases you will likely make in your lifetime. This is not the time to be dollar wise and penny foolish, as they say.
People think it’s easy today because everything is online. Sure, listings are online and there are even “comps,” if you can call them that, but they may or may not be right. So if you want to go it alone, go ahead. But, Buyer Beware. Having a real estate agent who knows the ins and outs of the the local area, neighborhoods, communities, potential pitfalls and more, and who will go to bat for you 100% is not something major search engines, listing agents or builders will do. In fact, they won’t, and they don’t.
Say you pull comps for non-gated communities or gated communities in Boca Raton. Search engines don’t know why one community may command more money than another. I do. Why? Because I’ve been in the trenches working full time for 19 years. I’ve even seen this with appraisers who come from out of the area. They will typically go by square footage and upgrades. But the fact is that some communities command more money than others, and that’s just the way it is. When a house is overpriced, I know it and I’ll tell you. The public may not.
Let’s take it a step further and say you are looking for pet friendly gated communities in Boca Raton FL. Do you really think a website knows if a specific community will take your 90 lb Labrador or 3 dogs, one of which is a German Shepherd? They do not! The same thing applies if you’re looking for pet friendly condos in Boca Raton or pet friendly 55+ communities in Delray Beach FL. The websites don’t know. Often, the listing agent don’t know. I’ve seen it where the manager’s office didn’t know! True story! Just because if it says so on the listing doesn’t make it so. Listings are often incorrect.
Buying new construction and think you don’t need a buyer’s agent? Think again! You definitely do!
The builder is there to sell houses. He and his salespeople do not work for you. They may be very nice and very helpful, but they are not your friends. They are there strictly to sell houses.
The builder and staff don’t care if you buy a lot backing electrical lines for the entire community, a corner lot or a house backing the turnpike. They will never tell you that should you decide to sell, it will be close to impossible or a very difficult sale. They only care that you buy a house – any house on any lot. They are not going to tell you the negatives, but an honest buyer’s agent will. As a Buyer’s Agent, I’ll make sure you know, because it will affect the value of your house and your ability to sell your house.
I give my clients the good, the bad and the ugly so they can make a decision they are comfortable and can live with. Then, if and when they choose to go ahead, they are fully informed of all the things the builders and their salespeople will not tell you.
My reviews by past buyer clients speak for themselves, how we went through the process together and how they felt about it. Always check your buyer’s agent’s reviews online.
YOU WON’T SAVE MONEY
You won’t save any money if you go to a builder without a real estate agent. Commissions are paid in full or split between two agents at closing. If you show up and sign in without an agent, the builder will just keep the double commission. A builder will not reduce the price of a house because you came without an agent. This is a common misconception. Builders don’t sell for less unless it’s the end of their fiscal year. They will collect a double commission at closing. And that’s the truth.
Some builders are strict when it comes to buyers coming in with their agents. Buyers must bring their real estate agents on the first visit and walk into the sales office with them. If not, their agent cannot get paid.
Another builder insists a buyer not have registered with the community within the past two years, or they cannot come in as your buyer’s agent. Builders are enjoying good times now, so they make it harder for real estate agents. When the market is bad, they beg us to bring them buyers.
NOT ALL BUYER’S AGENTS ARE CREATED EQUAL
As a buyer of new construction, you need representation. You need someone on your side, someone willing to help and fight for you. Hire a buyer’s agent. And, this brings us to another issue. Not all real estate agents are created equal.
Some real estate agents call themselves “buyer’s agents” and some are truly Accredited Buyer’s Agents – ABR – accredited by the National Association of Realtors and REBAC, Real Estate Buyer’s Agents Council. They have gone for extra education and know how to get the job done with buyers. Which one would you rather have? Right! The ABR – Accredited Buyer’s Agent. Look for it when looking for buyer’s agents.
Another difference is that not all real estate agents are REALTORS®. REALTORS® are members of the National Association of Realtors and follow a Code of Ethics. This is very important as the Code of Ethics holds agents to a higher standard. It protects the public and protects other real estate agents,. I hate to say it, but not everyone thinks of the buyer first. As a REALTOR®, we must think of the buyer first. Period. Even if it costs us a deal, the buyer comes first – always.
You need to feel comfortable in a house. You need to feel as if this could be home. I can point out and show you the best deals in town but, if you’re not comfortable there, what good is it? The decision is always yours. And, believe me, you’ll know it when you find it.
A buyer’s agent may ask you to sign an agreement. Go through it with your agent. Ask them to explain it. Then come up with a loyalty plan that works for both of you. It’s for both your well beings. It creates a loyalty between you both and guarantees your agent will get paid. Only one brokerage can get paid at closing, so people who hop from listing agent to buyer agent and all over the place often create havoc for real estate agents as well as themselves. And they can end up creating legal problems between agents as wel.
Exclusive Buyer Agents don’t tie you up forever. The agreement should be discussed and worked to the mutual satisfaction of both buyer and real estate agent. A good buyer’s agent will never let you miss that listing that just hit the market. They work for you.
A good buyer’s agent will have you show proof of funds or get pre-approved before showing homes. This is important so we don’t waste your time or ours. I want to show you exactly what fits, and a pre-approval is a powerful weapon to have. If you fall in love with a house and decide to submit an offer, we need to submit it ASAP accompanied by a pre-approval or proof of funds. Why? Because an offer submitted without it will be returned to us requesting pre-approval or proof of funds. They don’t even look at it.
You must be prepared. We may not find the house today, but when it happens, it happens fast in Florida. Real estate transactions differ from state to state. In Florida, real estate agents write the contracts on resales. We have fill-in-the-blank contracts written by the Florida Bar and the Florida Association of Realtors. And in Florida, it takes less than an hour to prepare an offer, have you sign and be ready to submit it. Attorney Review in Florida takes place after the offer is accepted and there is a contract.
There are several communities with new construction. The builders in any of these communities will not tell you their community may not be the best fit for you or, that the community down the street may be a better fit or, that this house backs the turnpike and they’re going to expand the turnpike in this area or the traffic is horrendous. Or they have creepy crawly critters or the house borders whatever. They want your signature on the dotted line, and they’re persuasive. That’s a builder’s goal, and they’re very good at it.
HONESTY AND INTEGRITY
I make my living selling real estate, but I also need to sleep at night. I’m a retired Court Reporter. That’s how I was trained, and I still work that way.
So I’ll tell you those things, the good and the bad, the pros and cons, even if it costs me a deal. Builders won’t tell you about the traffic, but I will. If you choose to still go ahead with the house, okay, so be it. But, at least, you know the truth going in.
As a buyer’s agent, I research and match people with properties and this takes time – a lot of time – especially if they have pets. We need to be a good fit – you have to be comfortable and happy with me and I the same with you. If it works, we have a match and we’re loyal to each other. Anyone who has used me will tell you, I go to the extra mile for my clients to get the job done.
DON’T CALL THE LISTING AGENT
Don’t call the listing agent, or the name on a sign post, or an ad advertising a home, or the listing online – to see a house. I can’t stress this enough. Have a buyer’s agent take you to see the house. It is the same as with the builder.
What most people don’t understand is that the seller has a contract with the listing agent to get them the highest price possible. The listing agent has a fiduciary duty to the seller. So why, as a buyer, would you think a listing agent or a builder will get you a good deal or work for you? They’ll help you, but they don’t work for you. They’re not on your side watching out for your best interest.
This came on a card mailed to my house by – you guessed it – a listing agent. Since they care more about getting “Top Dollar” for the seller, how can that possibly work to your advantage as a buyer? Simple…it doesn’t!
Don’t make the mistake of calling the listing agent or the name on the sign or ad online! Hire a buyer’s agent.. Caveat emptor or, as they say, Buyer Beware.
Florida does not have dual agency. Instead, agents work as transaction brokers. In other words, we work for the transaction.
Can an agent in Florida work both sides of the transaction? Yes, they can with full disclosure. But knowing the listing agent has a contract, a listing agreement, with the seller, they have a fiduciary responsibility to get the seller the highest price possible.
What does that do for you as a buyer? How does that help you? Simple – it doesn’t. They can only offer you limited representation.
People make the mistake of thinking they will save on the commission. This is a misconception.
What a Buyer’s Agent Does
You need someone on your side, someone willing to fight for you. That’s why you should always call a buyer’s agent. Make sense? I’m a professional and know what to look for on inspections and how to write and negotiate a contract. I can spot things and point them out to you on showings – both good and bad. I know the local market well and will help you every step of the way. I’ve built two homes and renovated several others. Use my local knowledge and experience to work for you.
My job is to find you the right house (which I can do whether you’re here or not once we’ve met), to get you there first, among other things, to walk you through the transaction so you have no worries, to make sure all the t’s are crossed ad the i’s are dotted, to make your transaction as smooth as possible and get you to closing. And, yes, I am there long after you close. I have clients who call me from years ago for anything and many clients have become friends.
As a buyer’s agent, I work for you full time. I am always on the lookout for anything I think may work. I am going to help you find your dream home by discussing your requirements, wish list, style, location and price. I will give you the pros and cons of each home, the benefits and drawbacks with regard to your needs. I am going to get the pet restrictions for condos in Boca Raton, if you decide you want one and have a dog or cat or two. This is not always what it says on the listing or even when you call the office. They have been known to be wrong, as well. I often make suggestions.
I am going to explain the entire process to you from beginning (that first email, text or call) to the end to you. I handle all detail work and negotiations. You get a copy of everything you sign. Today everything is done electronically, help you find a lender, if need be, explain how the process moves along from inspection to contingencies, mortgage and appraisal, walk through and, finally, to closing.
I do this and show anything that is on the market today. I have a network of agents I will call for things not yet on the market. I will go with you to Open Houses and New Construction. No, you are not bothering me! That is my job!
I help with professionals, attorneys, lenders, mortgage brokers, whatever you need and keep the transaction moving along, making sure you understand what is happening the entire time. My job is to minimize the stress for you, and will work to solve any problems that may arise between contract and closing. Being a retired Court Reporter helps me to be a better REALTOR®.
If you are riding around and see a house that interests you, call me. I will give the low-down in minutes. If you wander into an open house, tell them you are working with me, lest the listing agent will want both sides, (think double commission as explained before). Be on your guard at open houses. The truth is real estate agents hold open houses to pick up buyers. And that’s the truth!
I am a wealth of knowledge having lived in Boca Raton, Delray Beach and Boynton Beach for the past 28 years about houses and trivia, and I am an accredited buyer’s agent. I know the ins and out of the area and the communities well. I am a full-time REALTOR® and work by the Code of Ethics from the National Association of Realtors.
I won’t pass you off to another member of the team, that you may not care for, because I don’t work as a team. I am the team. When you hire me, you get me – not various other individuals. You can reach me on my cell/text at any time. Use my experience as a buyer’s agent in south Florida to benefit you!
Be smart when buying a condo in Boca Raton or Highland Beach, a house in Boynton Beach or a townhouse in Delray Beach, Florida. Besides looking at listings online, hire a buyer’s agent to look out for your best interests. And hire one who knows the local market well, not one an hour away. It is impossible to know everything in every city. Don’t hire a real estate agent who is not in the local area you are looking for a house in. You are doing yourself a disservice.
Do you really need to hire a buyer’s agent to get the job done? Yes! I can’t stress it enough. Hire a buyer’s agent! Moving and looking for properties is stressful, especially when not all the information out there is correct. Take the pressure off you. This is especially true if you have pets, as pet-friendly housing in Boca Raton can be hard to find.
Map of Boca Raton FL
- Pet Friendly Condos in Boca Raton FL
- Pet Friendly Gated Communities in Boca Raton FL
- Pet Friendly Friendly 55+ Communities in Delray Beach FL
- Market Report for the Valencias | Boynton Beach FL February 2018
DO YOU REALLY NEED TO HIRE A BUYER’S AGENT