To list with The Villages or not?

[gomsiepop]

My husband and I are thinking of moving to Fenney and have been speaking to several Village realtors. Their overall responsel is telling us what a great value a new home is as opposed to purchasing a resale. In fact, one of them stated that resales are overpriced because of upgrades that a buyer may, or may not be interested in. My take on all of this is why would I want to list my home with The Villages when all they are marketing in reality are the new homes? BTW I currently own a home in The Villages that I would need to sell prior to purchasing a new home.

[vintageogauge]

Last year The Villages agents sold 2200 new homes and 2200 re-sales so they are not really marketing just new homes. I'm not sure how many re-sales were sold by MLS realtors last year but maybe someone who knows can reply.

[retiredguy123]

I would list my home with the Villages, and choose an experienced and high volume agent. The Villages listings just seem to get the most advertising exposure. And, all agents are going to try to sell your house, regardless of which company has the listing contract.

[Debfrommaine]

This week we are listing our corner courtyard villa with pool with an outside realtor. Will see how it goes.

[retiredguy123]

This week we are listing our corner courtyard villa with pool with an outside realtor. Will see how it goes.
A courtyard villa on my street was listed with an experienced agent of The Villages last week and it sold the same day.

[vintageogauge]

I feel that if your home is priced right, not in a state of disrepair, and is presented clean an orderly it will sell as long as it is marketed correctly. A lot of homes are sold before they are even shown on the MLS and/or advertised. We used Beth Pope of The Villages realty, no nonsense, very experienced and doesn't waste yours or the buyers time, she knows what her buyers want and that what she shows them. Her team consists of herself, her husband Todd, and her daughter Kelly, all are Villages agents.

[Fredman]

If u list with the villages contact Dana Cruz she and her husband Toby are high producers. I bought and sold with them and it was a good experience. When I bought, Dana did not suggest buying new. We bought used

[graciegirl]

I think Jim McLaughlin is an awesome rep for The Villages, and Mary Grant is a hard working Realtor.

[vintageogauge]

It's great that we all have our favorites, shows us how many hard working experienced agents TV has.

[dnobles]

Our favorite is Alicia Ford.

[VillageIdiots]

Coming from somewhere with only a handful of brokers and being lucky to have sold my home in "only" 8 months, when I have seen and experienced how quickly desirable homes move here in TV, I would take a shot at trying to sell FSBO before listing with anyone. That's not a knock against VLS or MLS agents at all. But selling without a commission to pay leaves a lot more room for negotiation between you and the buyer. There is information and even tools to use here for FSBO so you don't have to be an expert as long as you take the time or make the effort to determine what the market value is for your home. If the FSBO thing doesn't work out over a short period of time, you aren't bound to any contracts and can always list with an agent at that point. Doing it the other way around is not so easy.

As far as what you were told, the agents were probably just telling you the facts as they see them. I'm sure they are more than happy to sell a brand new home or a pre-owned home that is listed on VLS. Of course a seller wants to get value for the investments they have made in a home. But they only have value to the buyer if they are changes and upgrades that the buyer wants, so it can be a challenge. It's usually a good deal when you can find a home that has been done already like you would want it. On the other hand, if things have been done that you want to change, you feel, as a buyer, that you are paying extra for things that you don't want and then have to spend even more money changing them. We kept tabs on pre-owned homes for months while we waited to sell our old house. Clearly, the homes that were "done right", came and went in the blink of an eye, while others that weren't done right or done at all continued to sit there. So, we faced a double challenge - first, find the right home for us and, second, being the first ones to get a chance to buy it. Ultimately we just went with a new home that we can do to our liking.

[graciegirl]

Coming from somewhere with only a handful of brokers and being lucky to have sold my home in "only" 8 months, when I have seen and experienced how quickly desirable homes move here in TV, I would take a shot at trying to sell FSBO before listing with anyone. That's not a knock against VLS or MLS agents at all. But selling without a commission to pay leaves a lot more room for negotiation between you and the buyer. There is information and even tools to use here for FSBO so you don't have to be an expert as long as you take the time or make the effort to determine what the market value is for your home. If the FSBO thing doesn't work out over a short period of time, you aren't bound to any contracts and can always list with an agent at that point. Doing it the other way around is not so easy.

As far as what you were told, the agents were probably just telling you the facts as they see them. I'm sure they are more than happy to sell a brand new home or a pre-owned home that is listed on VLS. Of course a seller wants to get value for the investments they have made in a home. But they only have value to the buyer if they are changes and upgrades that the buyer wants, so it can be a challenge. It's usually a good deal when you can find a home that has been done already like you would want it. On the other hand, if things have been done that you want to change, you feel, as a buyer, that you are paying extra for things that you don't want and then have to spend even more money changing them. We kept tabs on pre-owned homes for months while we waited to sell our old house. Clearly, the homes that were "done right", came and went in the blink of an eye, while others that weren't done right or done at all continued to sit there. So, we faced a double challenge - first, find the right home for us and, second, being the first ones to get a chance to buy it. Ultimately we just went with a new home that we can do to our liking.

We sold our first home here, without an agent.

[427dave]

Four years ago we listed our home with the Villages. 6 months later they had shown the place one time and after our insistence they had one open house. I think they were too busy selling new places to even show ours and were using it as a "you can buy a new house cheaper" example. So we cancelled our contract with them, re-listed it with Re-Max and it sold within 2 weeks. However we bought another used house and bought it from The Villages at a open house they were having.

[VillageIdiots]

Take it from someone who was recently searching and was doing a lot of looking while waiting for things to line up to be able to buy - if you have a desirable home for sale, people will see it and find it. I watched the FSBO, TV Homefinder, and the outside broker listings daily. Every single home that checked most of our boxes sold in no time and it didn't matter where it was listed. If I had a home that had maybe a "red flag" or two as far as location or show condition, I would consider going and looking for a professional sales person that could use their skills to help. But my 2 cents - I'd give my home a chance to sell itself first, even if just for a little while. It was obvious to me that I wasn't the only one out there watching closely and waiting for the chance to pounce.

[Chatbrat]

From all my observations around Tamarind Grove, the houses lis with TV linger quite awhile--the houses listed with Sally Love are sold very quickly

[tomwed]

With Finney prices so cheap I wonder if people put location as most important anymore.

[sallybowron]

We started with ours listed by owner. We finally switched to a Villages Realtor and it sold right away.

[manaboutown]

Back when I was actively shopping for a home in TV the in-house TV agent I selected from several recommendations on TOTV showed me only new houses. He did not show me even one resale although I repeated requested he do so. Upon checking around at that time I was told the TV agents receive higher commission rates from selling new homes which made sense to me as the developer wants to sell its new product as fast as it builds it.

He also told me directly he would not help me find a bargain. My feeling is he was selling new product hand over fist and didn't need or want to bother spending time assisting me. Of course he was no doubt ready, willing and able with minimal effort to sell me a new home if I found one to my liking.

My suggestion is to go FSBO if you are comfortable doing so; see what happens. You could also find out which listing agents from both MLS and VLS are active and successful in your village and price range and obtain their opinions on pricing, staging your home to sell well and so on. Then list with the one who you believe will get it done best.

A couple of people I know who have bought and sold several homes use an outfit that will list a property on MLS for $500 or so. Then they hire a real estate photographer to take professional photos for the listing. They cooperate with MLS brokers. That has worked very well for them.

In any case Best of Luck!

[kgentile1010]

One thing to note is that The Villages realtors only use houses sold by The Villages for comps. We were considering selling, and The Villages realtor told me my house was worth one number. I then looked on realtor.com and saw the identical house with less land, features, etc. and it sold for $50K more than the comps that I got from The Villages realtor. When I asked him, he said that they are only allowed to use comps that were sold by The Villages.

Bottom line, though, what everyone else says is true. If your house is in good condition and it's priced right, it will sell. Good luck!!!!

[Boomer]

Throughout the years, I have been on one end or the other of 20 real estate transactions.

Two were houses we built.

A few of our houses we sold as FSBOs.

But the last several transactions were with real estate agents or realtors.

I am highly particular about choosing an agent. That is because signing with an agent means we are going into business together — and I would not go into business with just anybody.

I expect an agent to show us comps, including days-on-market, sold price as a percentage of list price, current listings being carried, and any price reductions. (I do not like price reductions. That usually means somebody needed to get real at the start.)

I expect an agent to give us suggestions of things we can do to get ready for market. (I admit I already know most of that because I have been having a longtime love affair with real estate. But there is always something new to learn.) One time, my agent told me my linen closet needed to be organized. (I guess the Fibber McGee closet effect was not acceptable, though the rest of the house passed the eyeballing. — I fixed the closet.)

I expect pictures to be done well and to be well lit. I want to approve the pictures and maybe offer a few myself because I can pick up better lighting at a different time of day. And NO pictures of toilets. Those toilet pictures drive me crazy — makes it look like the house has no features to show, buy hey, it’s got a toilet. Geez. (Also, we do our part to be ready for pictures — clear those counters, no sloppy, uneven, wrinkly bedmaking, etc.)

I could go on and on, but everybody has probably stopped reading this anyway.

One more thing — just in case you are asking how I find my agents. Well, recommendations might be OK. But I have found my agents by going to open houses and observing — and eavesdropping — and talking with the agent and asking questions about experience, number of sales, marketing, etc.

(I am not so sure that TV agents are actually pushed or given incentives to sell new. I suspect that some agents simply prefer to sell new because it has to be a whole lot easier. No price dickering. Get the contract-to-purchase. Turn it over to The Villages. And on to the next one. A lot of pre-owned deals can require a lot of hand-holding and involve a lot angst.)

I have to click with an agent and I know when I do and then we go into business together to sell our house fast. When selling a house, I am big on the idea that time is money. I want an individual I can work with and who works hard. Not just those who grab a listing by telling you want you want to hear. Be it VLS or MLS, all agents are not the same. Talk to both if you are selling, or buying, in TV.







.

[manaboutown]

One thing to note is that The Villages realtors only use houses sold by The Villages for comps. We were considering selling, and The Villages realtor told me my house was worth one number. I then looked on realtor.com and saw the identical house with less land, features, etc. and it sold for $50K more than the comps that I got from The Villages realtor. When I asked him, he said that they are only allowed to use comps that were sold by The Villages.

Bottom line, though, what everyone else says is true. If your house is in good condition and it's priced right, it will sell. Good luck!!!!

The real estate agents of The Villages' in-house outfit are Florida licensed real estate agents but they are not Realtors.

"MLS systems set their own rules for membership, access, and sharing of information, but are subject to nationwide rules laid down by NAR or CREA. An MLS may be owned and operated by a real estate company, a county or regional real estate board of realtors or association of realtors, or by a trade association."

I have no idea how the MLS which covers the TV area is operated and what entity owns it. As I understand it the VLS is owned and operated by a developer owned and controlled entity.

OK, I think I found the MLS which covers TV. http://mfrmls.com

[graciegirl]

Back when I was actively shopping for a home in TV the in-house TV agent I selected from several recommendations on TOTV showed me only new houses. He did not show me even one resale although I repeated requested he do so. Upon checking around at that time I was told the TV agents receive higher commission rates from selling new homes which made sense to me as the developer wants to sell its new product as fast as it builds it.

He also told me directly he would not help me find a bargain. My feeling is he was selling new product hand over fist and didn't need or want to bother spending time assisting me. Of course he was no doubt ready, willing and able with minimal effort to sell me a new home if I found one to my liking.

My suggestion is to go FSBO if you are comfortable doing so; see what happens. You could also find out which listing agents from both MLS and VLS are active and successful in your village and price range and obtain their opinions on pricing, staging your home to sell well and so on. Then list with the one who you believe will get it done best.

A couple of people I know who have bought and sold several homes use an outfit that will list a property on MLS for $500 or so. Then they hire a real estate photographer to take professional photos for the listing. They cooperate with MLS brokers. That has worked very well for them.

In any case Best of Luck!

That was not our experience. He told you directly that he wouldn't help you find a bargain? Hmmmm. A percentage of anything is a percentage. Our rep showed us used homes, but we decided to buy new, again. I don't think you are correct about Villages Rep's making more on new homes. The new homes just sell themselves. And used ones go quickly if they are clean, well presented and not overpriced.

I think that a realtor with a capital R is valuable in other places, but not here. It is what it is. On the new homes they will not take any lower offers or contingencies, end of story.

I am annoyed by the misinformation spread by people who can't sell new homes here. The Village agents don't have to lie, cover up stuff, mislead or snooker anyone. People really want to live here and they are coming in droves to live here.

I do not sell homes. I have never sold homes other than our own and we used realtors with a capital R back in Ohio ...Here we sold our first home in Hadley without an agent or realtor, and closed with a good law firm who charged us $700.

P.S. I live here,we have owned real estate for ten years here. Talk to a lot of people here.

[ColdNoMore]

Throughout the years, I have been on one end or the other of 20 real estate transactions.

Two were houses we built.

A few of our houses we sold as FSBOs.

But the last several transactions were with real estate agents or realtors.

I am highly particular about choosing an agent. That is because signing with an agent means we are going into business together — and I would not go into business with just anybody.

I expect an agent to show us comps, including days-on-market, sold price as a percentage of list price, current listings being carried, and any price reductions. (I do not like price reductions. That usually means somebody needed to get real at the start.)

I expect an agent to give us suggestions of things we can do to get ready for market. (I admit I already know most of that because I have been having a longtime love affair with real estate. But there is always something new to learn.) One time, my agent told me my linen closet needed to be organized. (I guess the Fibber McGee closet effect was not acceptable, though the rest of the house passed the eyeballing. — I fixed the closet.)

I expect pictures to be done well and to be well lit. I want to approve the pictures and maybe offer a few myself because I can pick up better lighting at a different time of day. And NO pictures of toilets. Those toilet pictures drive me crazy — makes it look like the house has no features to show, buy hey, it’s got a toilet. Geez. (Also, we do our part to be ready for pictures — clear those counters, no sloppy, uneven, wrinkly bedmaking, etc.)

I could go on and on, but everybody has probably stopped reading this anyway.

One more thing — just in case you are asking how I find my agents. Well, recommendations might be OK. But I have found my agents by going to open houses and observing — and eavesdropping — and talking with the agent and asking questions about experience, number of sales, marketing, etc.

(I am not so sure that TV agents are actually pushed or given incentives to sell new. I suspect that some agents simply prefer to sell new because it has to be a whole lot easier. No price dickering. Get the contract-to-purchase. Turn it over to The Villages. And on to the next one. A lot of pre-owned deals can require a lot of hand-holding and involve a lot angst.)

I have to click with an agent and I know when I do and then we go into business together to sell our house fast. When selling a house, I am big on the idea that time is money. I want an individual I can work with and who works hard. Not just those who grab a listing by telling you want you want to hear. Be it VLS or MLS, all agents are not the same. Talk to both if you are selling, or buying, in TV.

I read your post in its entirety...and agree 100%! :thumbup:




(Now you're in trouble...LOL) :D

[Boomer]

The real estate agents of The Villages' in-house outfit are Florida licensed real estate agents but they are not Realtors.

"MLS systems set their own rules for membership, access, and sharing of information, but are subject to nationwide rules laid down by NAR or CREA. An MLS may be owned and operated by a real estate company, a county or regional real estate board of realtors or association of realtors, or by a trade association."

I have no idea how the MLS which covers the TV area is operated and what entity owns it. As I understand it the VLS is owned and operated by a developer owned and controlled entity.

Aw, man, you are right. I went back to my previous post and changed wording to call everybody an agent to cover both. I forgot about that nuanced thing. Thanks for the reminder.

[manaboutown]

:smiley:Aw, man, you are right. I went back to my previous post and changed wording to call everybody an agent to cover both. I forgot about that nuanced thing. Thanks for the reminder.

You are most welcome, Boomer! It must relate to my background as an IP attorney. I respect trademarks and trade names. Makes me captious at times, I suppose.

:rant-rave:

[billethkid]

It only makes sense TV realtors have a much more extensive list of what folks are looking for as well as new or resale homes.

Resale homes are not over priced. They are in keeping with like models new or resale. And more often than not, offer much more for the money than new as we all have added so much more to our homes since new.

I would choose TV.....of course the newer the resale the less the leverage.

[champion6]

Last year The Villages agents sold 2200 new homes and 2200 re-sales so they are not really marketing just new homes. I'm not sure how many re-sales were sold by MLS realtors last year but maybe someone who knows can reply.And from An Evening with the Developer, last year:
Average Selling Price: $277,000 Obviously this is everything from a patio villa to a premier.
Average Days On Market: 47 days

[ColdNoMore]

:smiley:

You are most welcome, Boomer! It must relate to my background as an IP attorney. I respect trademarks and trade names. Makes me captious at times, I suppose.

:rant-rave:

It's been a while since I've heard that word used...good one! :thumbup:





But I would like to point out your mistake in....... :D

[manaboutown]

That was not our experience. He told you directly that he wouldn't help you find a bargain? Hmmmm. A percentage of anything is a percentage. Our rep showed us used homes, but we decided to buy new, again. I don't think you are correct about Villages Rep's making more on new homes. The new homes just sell themselves. And used ones go quickly if they are clean, well presented and not overpriced.

I think that a realtor with a capital R is valuable in other places, but not here. It is what it is. On the new homes they will not take any lower offers or contingencies, end of story.

I am annoyed by the misinformation spread by people who can't sell new homes here. The Village agents don't have to lie, cover up stuff, mislead or snooker anyone. People really want to live here and they are coming in droves to live here.

I do not sell homes. I have never sold homes other than our own and we used realtors with a capital R back in Ohio ...Here we sold our first home in Hadley without an agent or realtor, and closed with a good law firm who charged us $700.

P.S. I live here,we have owned real estate for ten years here. Talk to a lot of people here.

I only related my own personal experience, no one else's.

The VLS agent with whom I dealt was and probably remains a highly successful agent. When asked he admitted he had been flown around by the Morse Air Force and treated to meals in the developer's private dining room - IMO as performance rewards.

If and when I return to buy I will use another VLS agent.

You are correct, Gracie; TV remains and has historically been a hot market ever since its early days. It is well run, planned and designed, expertly and efficiently developed, hence over-the-top appealing to its target market. TV literally sells itself! Furthermore, these days the Baby Boomer retirement age population bubble supercharges its sales and remarkable success.

[Boomer]

:smiley:

You are most welcome, Boomer! It must relate to my background as an IP attorney. I respect trademarks and trade names. Makes me captious at times, I suppose.

:rant-rave:


Aw, man, thanks again. I learned a new word. Now, I must use it 3 times, thus making it my own — so they say. :)

[ohiosbestus]

What does everyone think of Lyle Gant of executive realty? Also on a home in Silver Lake or Orange Blossom what is the minimum down payment the banks will accept? Anyone know? Love that area.....

[tomwed]

I think Lyle provides a log of information about sales and such that I appreciate.

[thetruth]

Do not ever forget the broker is a commissioned salesperson.

You ride about in their car, yacking with your wife like the SALESPERSON is not their.

You say, we should offer but will pay ????? The salesperson
goes back to the seller-THE PERSON THEY WORK FOR and says they are offering ........ but, I expect they would pay ......