Longing to be a Villager

[j&b1216]

We have decided to move to the Villages, it is not question of should we but a question of when. The only thing stopping us is selling our home first.
Our question is what are the pros and cons of using a Villages sales person vs an MLS sales person. We know about the houses each one can show us. What we want to know is after the sale. Are there hidden issues to be aware of if you use one vs the other i.e. warranties, information, or whatever. Thanks....Can't wait to get there!!

[baustgen]

Use both and tell them you are doing it. Both will listen to your needs and not steer you elsewhere. Worked for us.

[Villager Joyce]

I agree. You need both. If I remember correctly, MLS can’t do new homes and Villager agents can’t sell preowned.

As to after the fact, I would say it’s the same as after you buy a new or used car. The salesperson won’t recognize you the next day. You need to be smart and get title insurance, a survey, termite inspection, and home inspection. If you aren’t from Florida, hire a real estate attorney. Things are different from state to state. Verbal agreements mean nothing. Get everything in writing.

Welcome!

[vaborn@comcast.net]

I agree. You need both. If I remember correctly, MLS can’t do new homes and Villager agents can’t sell preowned.

As to after the fact, I would say it’s the same as after you buy a new or used car. The salesperson won’t recognize you the next day. You need to be smart and get title insurance, a survey, termite inspection, and home inspection. If you aren’t from Florida, hire a real estate attorney. Things are different from state to state. Verbal agreements mean nothing. Get everything in writing.

Welcome!

This is half correct. MLS cannot sell new, only resales but only those listed on MLS. Villages agents can sell both new and resales (only those listed on Villages).

[graciegirl]

Here is a thread on this subject from just last week;

https://www.talkofthevillages.com/forums/villages-florida-general-discussion-73/tv-sales-vs-outside-realtor-247725/?highlight=agent

[Villager Joyce]

This is half correct. MLS cannot sell new, only resales but only those listed on MLS. Villages agents can sell both new and resales (only those listed on Villages).

My head knew that, but unfortunately my typing finger didn’t. Thanks for the clarification.

[j&b1216]

Thanks for your input everyone. We have met and looked at both New and resale’s with a Villages agent. Just to get a feel for things. Recently contacted a MLS agent. Just sitting and waiting to sell our current home and we will be in the villages the next day!!

[graciegirl]

Thanks for your input everyone. We have met and looked at both New and resale’s with a Villages agent. Just to get a feel for things. Recently contacted a MLS agent. Just sitting and waiting to sell our current home and we will be in the villages the next day!!

Welcome home. We'll leave the lights on fer ya. ;)

[villagetinker]

OP, if you are buying a resale, be sure to get your own building inspector to inspect the house, there was a recent thread about faults NOT included in the disclosure statement, and another about roofing problems, better to be safe than sorry. New houses, you need to get the inspection before the 1 year warranty period.

[twoplanekid]

Data published by Properties of the Villages in the Villages Daily Sun on October 19, 2017 and based on Public Record January 1 – December 31, 2016

Pre- Owned Homes Closed in 2016
Properties of the Villages - 2,026
Realty Exec. - 413
Remax - 242
ERA - 164

We purchased new from The Villages in 2014 to then decide to live here full time in 2017.

[vaborn@comcast.net]

Thanks for your input everyone. We have met and looked at both New and resale’s with a Villages agent. Just to get a feel for things. Recently contacted a MLS agent. Just sitting and waiting to sell our current home and we will be in the villages the next day!!

Welcome! We purchased in July 17 for a retirement of June 18. Visited in April, found the model we wanted and location and when the right house came on the market, we moved on it. Didn't see the house in person until closing. My mother is currently purchasing a house in TV also, similar process except she won't see her new home until she arrives a week after closing.

The wonders of the internet! I know this process is not for everyone but it has worked for us thus far. We've met some wonderful neighbors on a recent visit to meet the movers. Looking forward to next June when we become full time residents!

Take your time and when you find the right property for you, act on it as our home sold within 12 hours from coming on the market.

[j&b1216]

thanks!

[linnea1107]

I am so excited, only 12 more days until retirement and Nov 1, I'm heading to TV to begin the next chapter. I can't wait.

[vaborn@comcast.net]

I am so excited, only 12 more days until retirement and Nov 1, I'm heading to TV to begin the next chapter. I can't wait.

Congratulations!

[Jack9696]

This is half correct. MLS cannot sell new, only resales but only those listed on MLS. Villages agents can sell both new and resales (only those listed on Villages).Hi vaborn, if no one has suggested yet, for many reasons it's not a good idea to use your email as your forum name.

Now if it's your enemies email, great idea.

[mscocco]

Villages agents are sellers agents regardless if they're you, the buyers agent. That means their fiduciary responsibility is to the home seller...not you. That means they want to get the highest price for the home and aren't representing your best interest in trying to negotiate a lower sales price. Disclosures and true comp sales values can always be sticky in this relationship but most agents are pretty straightforward - it's the few bad ones that you have to watch for. If you want to buy a Villages listed resale or new home, this is just what you have to be willing to accept but be knowledgeable going in.

If you work through an MLS agent, ask them if they are a sellers agent when representing you or at worst case, a disclosed dual agent.

It's just good practice to know who's interest the agent is working for when you'll be looking to them for advice....good luck!

[j&b1216]

msocco
yes when we first were 'looking around' with a Villages agent, we were taken back when we were told they work for the home seller not the buyer even though we were looking at houses with the specific agent. Getting used to 'how things are done'. Still can't stand waiting to move there. Another open house at our current place this weekend. Anxious to repeat dancing around the town square listening to Scooter the DJ (our first experience of the nightly music in the squares)

[fw102807]

We used a Villages realtor and were extremely pleased. We bought and closed from up north and she took care of EVERYTHING. It could not have gone more smoothly.

[Fraugoofy]

We have decided to move to the Villages, it is not question of should we but a question of when. The only thing stopping us is selling our home first.
Our question is what are the pros and cons of using a Villages sales person vs an MLS sales person. We know about the houses each one can show us. What we want to know is after the sale. Are there hidden issues to be aware of if you use one vs the other i.e. warranties, information, or whatever. Thanks....Can't wait to get there!!We purchased our first villa with a Villages realtor from Wisconsin long distance without a hitch. GREAT transaction. We purchased our second villa exactly a year later with a for sale by owner, also again as a long distance transaction. Although we ended up with two beautiful homes, I would highly recommend purchasing through The Villages. We were walked through the process step by step. Everything was explained to us. The second time, not so much. I can not speak to outside The Villages realtors, as I have no experience with that.

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[Waverunner]

Our Villages salesperson was great. He has been with TV for over ten years and was very knowledgeable answering our million questions, etc.

In addition to spending a lot of time showing us new and pre-owned homes, he also recommended a site to put our new house on the market for rental (rented in one week, before we were ready to move in ourselves), gave us lots of advice on rentals too, took pictures for us, got us access to measure windows for blinds ahead of closing, and later recommended a moving company to unpack us when we arrived. He took care of all the paperwork and arranged to have us talk to TV/Citizens about a mortgage. He was there at the closing and walk through to make certain things went smoothly. He holds a customer appreciation party every year and we have listened to the other customers who have shared their great experience stories with us. (No wonder the largest room in the rec center is always full!)

I have no experience with realtors outside The Villages, but I wouldn't hesitate to use the same Villages salesperson again...except I love my house and I am not moving!!!

[Spikearoni]

[QUOTE=Villager Joyce;1463563]I agree. You need both. If I remember correctly, MLS can’t do new homes and Villager agents can’t sell preowned.

As to after the fact, I would say it’s the same as after you buy a new or used car. The salesperson won’t recognize you the next day. You need to be smart and get title insurance, a survey, termite inspection, and home inspection. If you aren’t from Florida, hire a real estate attorney. Things are different from state to state. Verbal agreements mean nothing. Get everything in writing.

It is good advice to hire an independent real estate attorney who is not associated with TV for many reasons. However the Villager sales
reps, may show preowned homes as well as new ones, whereas true real estate agents from outside TV, may not show new ones from what I was told.

[Mrs. Robinson]

We purchased our first villa with a Villages realtor from Wisconsin long distance without a hitch. Great transaction. We purchased our second villa exactly a year later with a for sale by owner, also again as a long distance transaction. Although we ended up with two beautiful homes, I would highly recommend purchasing through The Villages. We were walked through the process step by step. Everything was explained to us. The second time, not so much. I can not speak to outside The Villages realtors, as I have no experience with that.

Villages agents are sellers agents regardless if they're you, the buyers agent. That means their fiduciary responsibility is to the home seller...not you. That means they want to get the highest price for the home and aren't representing your best interest in trying to negotiate a lower sales price. Disclosures and true comp sales values can always be sticky in this relationship but most agents are pretty straightforward - it's the few bad ones that you have to watch for. If you want to buy a Villages listed resale or new home, this is just what you have to be willing to accept but be knowledgeable going in.

If you work through an MLS agent, ask them if they are a sellers agent when representing you or at worst case, a disclosed dual agent.

It's just good practice to know who's interest the agent is working for when you'll be looking to them for advice....good luck!

We used a Villages realtor and were extremely pleased. We bought and closed from up north and she took care of everyhing. It could not have gone more smoothly.


I cannot impress upon the unknowing public enough, that Villages' agents are not Realtors!
They are simply licensed agents -- period!
They do not have to abide by any Code of Ethics, as do Realtors who are required to belong to their local board or association and the National Assn. of Realtors, as well.
I have said it many times . . . there is a difference!

Realtors are MLS agents; Village agents are not.
Realtor.com is an interntional site which anyone can view.
However, only Realtors' listings will appear on Realtor.com and the site is automtically updated within seconds whenever a change is made through the MLS; the information is current.

Also, you will not find many, if any, Realtors who work as a dual agent in today's world.
Most Realtors today work as Transaction Brokers which means that have to be fair in dealing with both buyer and seller and divulge all pertinent facts to the perspecive buyer and vice-versa.
It is incorrect to think that Transaction Brokers work for the seller; they do not.

If a buyer is seeking a newly built property, by all means speak to a Villages' agent because you have no choice. However, in seeking out a resale, personally, I recommend seeking the help of a Realtor/MLS agent who is not working on behalf of the seller/developer. They are very knowledgeable, most of them live in The Villages and they are required to abide by their Code of Ethics.

I do recommend that you, the OP, read all four pages of a previous thread, "TV Sales vs Outside Realtor" which you will find informative.
You can find that thread by using the "Search" function at the top of every page.

Good luck in whatever you do and best wishes when you finally get in your new home!
:welcome:

[zmarkp]

The agent is just a middleman. Study both mls and vls listings first. Then schedule 3 homes a day to see. Any more will fry your brain. Take good notes and pix. Nothing beats boots on the ground and after a while you will get a good feel for things. Most successful agents are fairly competent but none are your best friends. It is a different story when you are selling but that's another thread. Good luck!

[fw102807]

Realtor or not, we used a Villages "agent" and there was no way the transaction could have gone more smoothly. She took care of everything and we only had to sign the papers and send them back. She sent us photos, measurements, let our friend in the Villages in to see the house, answered all of our questions and took care of the home inspection and sent us the results. The Villages "agents" work for The Villages and want a positive result.

[graciegirl]

Realtor or not, we used a Villages "agent" and there was no way the transaction could have gone more smoothly. She took care of everything and we only had to sign the papers and send them back. She sent us photos, measurements, let our friend in the Villages in to see the house, answered all of our questions and took care of the home inspection and sent us the results. The Villages "agents" work for The Villages and want a positive result.

Being a licensed realtor doesn't make a person moral.
Being a Villages agent doesn't make a person immoral.

The Villages use their own agents because they have found it to be the best way for them to represent themselves and to control the representation,IMHO. I am a huge fan of Jim McLaughlin, the agent who guided us through the sale of two new homes here, but showed us used ones too.

I am a huge fan of how The Villages do business, requiring a big down payment and not using FHA or VA financing for new homes. You can read into that what you want.

[fw102807]

but showed us used ones too.

:a20: first time I have heard them referred to as used

[Henryk]

We used a Villages realtor and were extremely pleased. We bought and closed from up north and she took care of EVERYTHING. It could not have gone more smoothly.

I have to agree. Robert's cousin moved before we did, and we used the same realtor. A flawless, stress-free closing. The most work we did was show up for our picture IDs and mailbox keys!

[Mrs. Robinson]

Being a licensed realtor doesn't make a person moral.
Being a Villages agent doesn't make a person immoral.


The Villages use their own agents because they have found it to be the best way for them to represent themselves and to control the representation,IMHO. I am a huge fan of Jim McLaughlin, the agent who guided us through the sale of two new homes here, but showed us used ones too.

I am a huge fan of how The Villages do business, requiring a big down payment and not using FHA or VA financing for new homes. You can read into that what you want.

You are correct.
Being a Villages' agent doesn't make a person moral.
It works both ways.

Let's call a spade a spade . . .
The Villages uses their own agents because that is the way they make the most money.
I'll say it again for the millionth time; they are greedy and are not providing the best service for the person who is selling their home.
There is no argument you can give, to support otherwise; it's the seller who is paying the consequences for the Villages not cooperating with other agents and Realtors.

You favoring how the Villages does business is not representative of giving full service to the client -- the hand that actually fed the developer initially.
That's a real slap in the face!

In addition, to not give a veteran the opportunity to get a VA loan to purchase a home here is downright un-American!

:mad:

[fw102807]

You are correct.
Being a Villages' agent doesn't make a person moral.
It works both ways.

Let's call a spade a spade . . .
The Villages uses their own agents because that is the way they make the most money.
I'll say it again for the millionth time; they are greedy and are not providing the best service for the person who is selling their home.
There is no argument you can give, to support otherwise; it's the seller who is paying the consequences for the Villages not cooperating with other agents and Realtors.

You favoring how the Villages does business is not representative of giving full service to the client -- the hand that actually fed the developer initially.
That's a real slap in the face!

In addition, to not give a veteran the opportunity to get a VA loan to purchase a home here is downright un-American!

:mad:

I am very sorry that you feel this way but there are many of us who do not view the developers as greedy and are very happy with what they have provided. People are free to use The Villages agents or MLS realtors unless they want new construction. Anyone who is not happy with these choices simply needs to look elsewhere.

[vintageogauge]

You are correct.
Being a Villages' agent doesn't make a person moral.
It works both ways.

Let's call a spade a spade . . .
The Villages uses their own agents because that is the way they make the most money.
I'll say it again for the millionth time; they are greedy and are not providing the best service for the person who is selling their home.
There is no argument you can give, to support otherwise; it's the seller who is paying the consequences for the Villages not cooperating with other agents and Realtors.

You favoring how the Villages does business is not representative of giving full service to the client -- the hand that actually fed the developer initially.
That's a real slap in the face!

In addition, to not give a veteran the opportunity to get a VA loan to purchase a home here is downright un-American!

:mad:

If a buyer does not use both they are only hurting themselves. It's not a big deal to look at homes on the MLS one day and a Villages Real Estate representative the next day. It's not going to change so you might as well be happy with it and if not you won't see all of the homes available. In our case, Beth Pope our Villages rep. showed us re-sales that fit our criteria as well as new homes as we were not sure what we wanted. The MLS agent we chose found only one home that he said met our criteria, I left word with him that we would like to see the home, waited two days and he never replied. This MLS agent may not be representative of all MLS agents but in our case there was no comparison between the two, TV won hands down, Beth found us exactly what we were looking for and we are very pleased with it and the transaction itself.

[Wiotte]

If a buyer does not use both they are only hurting themselves. It's not a big deal to look at homes on the MLS one day and a Villages Real Estate representative the next day. It's not going to change so you might as well be happy with it and if not you won't see all of the homes available. In our case, Beth Pope our Villages rep. showed us re-sales that fit our criteria as well as new homes as we were not sure what we wanted. The MLS agent we chose found only one home that he said met our criteria, I left word with him that we would like to see the home, waited two days and he never replied. This MLS agent may not be representative of all MLS agents but in our case there was no comparison between the two, TV won hands down, Beth found us exactly what we were looking for and we are very pleased with it and the transaction itself.



I agree. TV agents have so much of a selection there is no reason to shop elsewhere.


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[Dan9871]

In addition, to not give a veteran the opportunity to get a VA loan to purchase a home here is downright un-American!

:mad:

I don't think the developer is "denying" loans to veterans. When we bought our first home many years ago, we wanted to get a VA loan but the realtor pointed that the time for a loan application to clear to often took much longer than a conventional mortgage because of all the bureaucratic hoops and requirements involved with no guarantee the loan would go through... most sellers just don't can't deal that the extra time and uncertainty.

When we sold our home before coming to the villages the buyer wanted to use a VA loan but our realtor made them also get backup conventional loan completely ready to go too, if the VA loan took too long to clear or didn't come though. Thank goodness our realtor did that.

From our few dealings with VA loans they in practice are very hard to make use of because of govt. regs and requirements not because seller want to "deny" them to veterans.

[Wiotte]

I don't think the developer is "denying" loans to veterans. When we bought our first home many years ago, we wanted to get a VA loan but the realtor pointed that the time for a loan application to clear to often took much longer than a conventional mortgage because of all the bureaucratic hoops and requirements involved with no guarantee the loan would go through... most sellers just don't can't deal that the extra time and uncertainty.



When we sold our home before coming to the villages the buyer wanted to use a VA loan but our realtor made them also get backup conventional loan completely ready to go too, if the VA loan took too long to clear or didn't come though. Thank goodness our realtor did that.



From our few dealings with VA loans they in practice are very hard to make use of because of govt. regs and requirements not because seller want to "deny" them to veterans.



Actually, the time constraint and penalties imposed on a new home buyer have the same effect as denying veterans their right to a VA loan.


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[vintageogauge]

With the availability of mortgage money today and low interest rates, is there still an advantage to non-conventional mortgages? I'm not that familiar with them but I thought they were available with lower down payments and lower rates. Is that still the case?

[Wiotte]

With the availability of mortgage money today and low interest rates, is there still an advantage to non-conventional mortgages? I'm not that familiar with them but I thought they were available with lower down payments and lower rates. Is that still the case?



“Before arranging for a new mortgage to finance a home purchase, veterans should consider some of the advantages of VA home loans: No down payment is required in most cases. Conventional loans typically require a 5 percent down payment, and FHA loans require 3.5 percent. No monthly mortgage insurance premium to pay.”

Benefits and Perks of VA Home Loans | VALoans.com (https://www.valoans.com/purchase/va-loan-benefits/)

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[manaboutown]

On conventional loans outfits such as USAA, Schwab, Costco and so on offer marginal discounts (1/8 - 1/4%) on mortgage rates. Most mortgages are made for the up front fees and soon sold to other institutions. I recently bought a second home in Idaho, got a mortgage through Mountain West Bank, and just received a mortgage payment coupon book from Chase, the assignee. lol

[j&b1216]

thanks again. Lots of helpful info.

[Waverunner]

People do have choices for pre-owned sales. You can choose a Villages salesperson/realtor, (small "r) OR you can choose a REALTOR®, (capital "R"), a real estate professional who is member of the NATIONAL ASSOCIATION OF REALTORS® and subscribes to its strict Code of Ethics. You can have both!

If you look at the stats though, it seems that people overwhelmingly are choosing to work with a Villages salesperson/realtor. (Number of listings and sales.)

I don't know what "full services" are lacking from choosing to work with The Villages. They aren't listed by those that tout REALTOR® as the only way to go. We sure didn't see any lack of services when purchasing our home. In fact, our experience was very much the opposite. The Villages realtors have no problem having their customers work with MLS Realtors, to be able to see all of the homes available for sale. You CAN have the best of both worlds here and make your own choices.

I have recently had opportunities to show friends and family our new home town, and have taken them to open houses, where you find a group of courteous, professional sales people, helpful, not pushy, knowledgeable, answering questions, and representing The Villages in a fair and well informed manner.

It is good to have choices!

[manaboutown]

The Village sales persons are sales agents but they can not be "realtors" as "realtor" is not a generic term. "Realtor" is a collective trademark Collective trade mark - Wikipedia (https://en.wikipedia.org/wiki/Collective_trade_mark) owned by the NAR. National Association of Realtors - Wikipedia (https://en.wikipedia.org/wiki/National_Association_of_Realtors)

[Mrs. Robinson]

People do have choices for pre-owned sales. You can choose a Villages salesperson/realtor, (small "r) OR you can choose a REALTOR®, (capital "R"), a real estate professional who is member of the NATIONAL ASSOCIATION OF REALTORS® and subscribes to its strict Code of Ethics. You can have both!

If you look at the stats though, it seems that people overwhelmingly are choosing to work with a Villages salesperson/realtor. (Number of listings and sales.)

I don't know what "full services" are lacking from choosing to work with The Villages. They aren't listed by those that tout REALTOR® as the only way to go. We sure didn't see any lack of services when purchasing our home. In fact, our experience was very much the opposite. The Villages realtors have no problem having their customers work with MLS Realtors, to be able to see all of the homes available for sale. You CAN have the best of both worlds here and make your own choices.

I have recently had opportunities to show friends and family our new home town, and have taken them to open houses, where you find a group of courteous, professional sales people, helpful, not pushy, knowledgeable, answering questions, and representing The Villages in a fair and well informed manner.

It is good to have choices!

I agree with most of what you said with the exception of a few things.

The Villages agents, like any agent anywhere, would not like to see you working with another agent; they do have a problem with that!
Other agents are their competition which means that they could lose a commission.

Not to sound like a broken record because I have said this soooo many times in other threads, but the Villages agents are not realtors/Realtors.
The word Realtor is a registered trademark, always capitalized, and can only be used by agents who are members of their local board or association of Realtors and must belong to the National Assn. of Realtors.

[tagjr1]

The "failure to close on time" penalty imposed on buyers of new construction is simply the developers method of getting buyers to use the developers bank (Citizens) ! It may not be unethical, but it sure leaves you with a bad feeling.