Villages Buyer’s Agent?

[Patents111]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

[dewilson58]

:popcorn::popcorn::popcorn:

[retiredguy123]

In the legal sense, an agent is someone who represents you in a transaction for a fee. For almost every house listed for sale, there is an agent who represents the seller and is paid a commission, or fee, to find a buyer. You can find an agent who will claim to represent you as a buyer, but, if they do not charge you a fee, they are really representing the seller and being paid a commission by the seller. Every licensed agent must have a fiduciary relationship with both buyer and seller, but that is not the same as being a buyer's agent. I don't think you will find a real buyer's agent in The Villages. It would require that you create a unique contract and pay a fee for specific services, that would be separate from the sales commission in the listing contract.

[charlieo1126@gmail.com]

After owning 5 new homes in villages I bought my first preowned home in April , I had both my regular village agent and a non village agent working and in this hot market they both worked very hard for me the non village agent found a home for me at 8pm on a Sunday , I bought a lot of homes over the years , I don’t get to wrapped up in what teams of agents are doing or not doing , just know your market and put some trust in your agents especially here there not all out to screw you

[CFrance]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.
A lot of people use both a Villages sales agent and a Realtor at the same time, especially when looking for a pre-owned home. This is because if a pre-owned home is listed with a Villages agent, it does not go onto MLS, and vice versa.
At least that's how it used to be several years ago.

[Laker14]

if you are buying a home listed on the MLS (these are the homes you can see on Trulia and Zillow) you can contract with an MLS agent, as long as he/she is not the listing agent of the home (in which case the agent is already contracted to be the sellers fiduciary ) and you can sign a contract with that person wherein that agent is YOUR fiduciary.
When you find your home, and buy it, your agent will be paid out of the sales commission.That is if, and only if, the home you buy is from the MLS.

If you buy a home listed by The Villages real estate (these are not on Trulia or Zillow, but can be seen on TheVillages.net), they share their sales commission with NOBODY.
However, you can contract with an agent, or an attorney, and pay them out of your pocket, as they will receive no sales commission, to have them look after YOUR interests, as opposed to the agent from The Villages Real Estate, who will be primarily obligated to look out for the sellers interests. Very often the buyer's and seller's interests don't conflict, but when and if they do conflict, the sellers agent must, by law, look after the seller's interests.

[retiredguy123]

if you are buying a home listed on the MLS (these are the homes you can see on Trulia and Zillow) you can contract with an MLS agent, as long as he/she is not the listing agent of the home (in which case the agent is already contracted to be the sellers fiduciary ) and you can sign a contract with that person wherein that agent is YOUR fiduciary.
When you find your home, and buy it, your agent will be paid out of the sales commission.That is if, and only if, the home you buy is from the MLS.

If you buy a home listed by The Villages real estate (these are not on Trulia or Zillow, but can be seen on TheVillages.net), they share their sales commission with NOBODY.
However, you can contract with an agent, or an attorney, and pay them out of your pocket, as they will receive no sales commission, to have them look after YOUR interests, as opposed to the agent from The Villages Real Estate, who will be primarily obligated to look out for the sellers interests. Very often the buyer's and seller's interests don't conflict, but when and if they do conflict, the sellers agent must, by law, look after the seller's interests.
I agree, except that you don't need to sign a contract to have an agent act as your fiduciary. All licensed real estate agents must have a fiduciary relationship with both the buyer and the seller. It's required by law.

[Papa_lecki]

If you really want to be protected legally, use an attorney. The VLS Villages salespeople dont represent the buyer, they represent the Villages.

[vintageogauge]

If you really want to be protected legally, use an attorney. The VLS Villages salespeople dont represent the buyer, they represent the Villages.

What is the difference who they are loyal to? In todays market whatever homes they have for sale will be sold in a day or two. The nice thing about buying a new one you don't have to worry about a bidding war, the asking price is the selling price, just got to get there first so use a great Villages agent like Beth Pope. They should be selling very soon in Hammock of Fenney, lots of homes nearing completion over there.

[DAVES]

Real estate agent CODE OF ETHICS. Long story short not in Florida. I had a documented breach of ethics. I contacted the realty board. They wanted me to appear. I asked them what would happen. Likely fines. The zinger who would get those fines-damages.
It does not go to the damaged party-ME. It goes to the realty board.

TRUST? It is a small group. They of course know each other.

[Patents111]

Great comments so far/ I look forward to reading any future comments as well. I also realize the benefits of self education by daily watching the listings of MLS and VLS. I notice some softening of price at the upper end of the market. THANKS ALL.

[vintageogauge]

Great comments so far/ I look forward to reading any future comments as well. I also realize the benefits of self education by daily watching the listings of MLS and VLS. I notice some softening of price at the upper end of the market. THANKS ALL.

If you noticed any softening i pricing on high end homes they are most likely on lower priced lots. Quite a few power lines running through Citrus Grove and that is where all the new construction is for sale currently. Wait until they open Hammock and see what the pricing is, the lots along the executive courses were in the 300's.

[Laker14]

I agree, except that you don't need to sign a contract to have an agent act as your fiduciary. All licensed real estate agents must have a fiduciary relationship with both the buyer and the seller. It's required by law.

How can one person have a fiduciary obligation, without contract, to two different parties who likely have different interests?
For example, the seller would like to get as much money as possible, and the buyer would like to pay as little as possible. How can one person represent both of those interests honestly?
It would be in the seller's interest not to divulge the fact that nobody is interested in the property because the basement smells like dog poop. Divulging that to the prospective buyer, unasked, would likely be a violation of the fiduciary responsibility to the seller. Not divulging that, if known, would be a violation of the fiduciary responsibility to the buyer. One person cannot serve both parties in such a case.

[retiredguy123]

How can one person have a fiduciary obligation, without contract, to two different parties who likely have different interests?
For example, the seller would like to get as much money as possible, and the buyer would like to pay as little as possible. How can one person represent both of those interests honestly?
It would be in the seller's interest not to divulge the fact that nobody is interested in the property because the basement smells like dog poop. Divulging that to the prospective buyer, unasked, would likely be a violation of the fiduciary responsibility to the seller. Not divulging that, if known, would be a violation of the fiduciary responsibility to the buyer. One person cannot serve both parties in such a case.
Having a fiduciary responsibility and representing someone as an agent are two different things. Being a fiduciary only means that the agent must act in a person's best financial interest. So, they cannot lie to you or sell you something that is totally inappropriate for your situation. For example, they should not try to sell you a property that you obviously cannot afford, but they could sell you a property that you can afford, but may not be the best deal available. As a licensed real estate agent, they must treat both the buyer and seller as a fiduciary would. But, as an "agent" for the seller, they are obligated to drive a hard bargain and to get the best price they can for the property without violating their fiduciary responsibility to the buyer. These are two entirely different standards of responsibility.

[Robyn1963]

You need both to see all home available I am a licensed realtor. I also have a video about that subject on my YouTube channel. If you search MLS vs VLS On YouTube the video will come up. I can’t put the link in here the monitors will take down the comments because I advertise my real estate business on the video

[pgettinger01]

It is a unique situation in The Villages. Most people use the Multiple Listing Service (MLS). New homes and some resale homes in The Villages do NOT use the MLS. They have the Village Listing Service (VLS). If you are interested in a resale you should be working an MLS and a VLS agent.

[msilagy]

You are in charge of buying your home.....the realtor shows you the property and can make suggestions but ultimately you decide on the offering price and settlement price. You can listen to the realtors suggestions but I have never followed their advice but the advice of my own mind and made a better deal each time for myself.....not for them!

[mikeritz53]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

Work with both so that you are able to view all properties for Sale.

[Dlbonivich]

Sage is wrong, an MLS agent can represent just the buyer Seller’s agent pays buyer’s agent. If both parties work for the same firm, then they become transaction brokers and the fiduciary duty changes not just seller but to seller and buyer. If you have more questions call me 281-513-1250. Not sure what the Villages does.

[Lindaws]

You need both. Outside agent cannot see or sell Villages home listed by Villages.
They keep them in-house.

[manaboutown]

"475.278 Authorized brokerage relationships; presumption of transaction brokerage; required disclosures.—
(1) BROKERAGE RELATIONSHIPS.—
(a) Authorized brokerage relationships.—A real estate licensee in this state may enter into a brokerage relationship as either a transaction broker or as a single agent with potential buyers and sellers. A real estate licensee may not operate as a disclosed or nondisclosed dual agent. As used in this section, the term “dual agent” means a broker who represents as a fiduciary both the prospective buyer and the prospective seller in a real estate transaction. This part does not prevent a licensee from changing from one brokerage relationship to the other as long as the buyer or the seller, or both, gives consent as required by subparagraph (3)(c)2. before the change and the appropriate disclosure of duties as provided in this part is made to the buyer or seller. This part does not require a customer to enter into a brokerage relationship with any real estate licensee."

From: Statutes & Constitution
:View Statutes
:

Online Sunshine (http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html)

Now, not every MLS Realtor may be willing to act as a buyer's agent. Some will and do, others will not.

I haven't a clue as to whether VLS allows its agents to act as buyers' agents on resales by homeowners. One could inquire. If VLS does allow it some of their brokers may be willing to act as buyers' agents while others may not.

[retiredguy123]

"475.278 Authorized brokerage relationships; presumption of transaction brokerage; required disclosures.—
(1) BROKERAGE RELATIONSHIPS.—
(a) Authorized brokerage relationships.—A real estate licensee in this state may enter into a brokerage relationship as either a transaction broker or as a single agent with potential buyers and sellers. A real estate licensee may not operate as a disclosed or nondisclosed dual agent. As used in this section, the term “dual agent” means a broker who represents as a fiduciary both the prospective buyer and the prospective seller in a real estate transaction. This part does not prevent a licensee from changing from one brokerage relationship to the other as long as the buyer or the seller, or both, gives consent as required by subparagraph (3)(c)2. before the change and the appropriate disclosure of duties as provided in this part is made to the buyer or seller. This part does not require a customer to enter into a brokerage relationship with any real estate licensee."

From: Statutes & Constitution
:View Statutes
:

Online Sunshine (http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html)

Now, not every MLS Realtor may be willing to act as a buyer's agent. Some will and do, others will not.

I haven't a clue as to whether VLS allows its agents to act as buyers' agents on resales by homeowners. One could inquire. If VLS does allow it some of their brokers may be willing to act as buyers' agents while others may not.
That law is about as clear as mud. To me, as far as making the deal, the agent's loyalty is to the person who is paying the commission, which is almost always the seller. But, the State of Florida requires licensed real estate agents to act in a fiduciary manner with the buyer and the seller, which means that they need to be careful and treat both parties in a fair and honest manner, or they could lose their license. That is different from other salespeople who do not have a fiduciary responsibility.

[KRMACK55]

In the legal sense, an agent is someone who represents you in a transaction for a fee. For almost every house listed for sale, there is an agent who represents the seller and is paid a commission, or fee, to find a buyer. You can find an agent who will claim to represent you as a buyer, but, if they do not charge you a fee, they are really representing the seller and being paid a commission by the seller. Every licensed agent must have a fiduciary relationship with both buyer and seller, but that is not the same as being a buyer's agent. I don't think you will find a real buyer's agent in The Villages. It would require that you create a unique contract and pay a fee for specific services, that would be separate from the sales commission in the listing contract.
Thank you for explaining this. I sold my house last month in the villages and my sales person did nothing. The buyers person did almost nothing. They represent the villages and selling clients services such as insurance, banking and their list of vested contractors. Additionally they do not review the closing process because they lack the knowledge. My advice would be to get an agent outside of the villages.

[KRMACK55]

That law is about as clear as mud. To me, as far as making the deal, the agent's loyalty is to the person who is paying the commission, which is almost always the seller. But, the State of Florida requires licensed real estate agents to act in a fiduciary manner with the buyer and the seller, which means that they need to be careful and treat both parties in a fair and honest manner, or they could lose their license. That is different from other salespeople who do not have a fiduciary responsibility.
There was absolutely no loyalty to me as a seller last month. There were 2 sales people with less than a years experience and it resulted on me and the buyer doing 90% of the work. The closing agent sadly was saddled with explaining the HUD statement because the sales people are clueless. I left thinking Florida real estate folks don’t work for the money they get and the little time invested

[KRMACK55]

if you are buying a home listed on the MLS (these are the homes you can see on Trulia and Zillow) you can contract with an MLS agent, as long as he/she is not the listing agent of the home (in which case the agent is already contracted to be the sellers fiduciary ) and you can sign a contract with that person wherein that agent is YOUR fiduciary.
When you find your home, and buy it, your agent will be paid out of the sales commission.That is if, and only if, the home you buy is from the MLS.

If you buy a home listed by The Villages real estate (these are not on Trulia or Zillow, but can be seen on TheVillages.net), they share their sales commission with NOBODY.
However, you can contract with an agent, or an attorney, and pay them out of your pocket, as they will receive no sales commission, to have them look after YOUR interests, as opposed to the agent from The Villages Real Estate, who will be primarily obligated to look out for the sellers interests. Very often the buyer's and seller's interests don't conflict, but when and if they do conflict, the sellers agent must, by law, look after the seller's interests.
That simply is not the case. My house had a one month listing and they had a buyer so it took a half hour to sell. The sales person complained about her commission to me that she receives from the Villages and I told her I don’t care that is between her and the Morse family. From the 5% both buyer and seller agents got 1.5% each with villages getting 2%. Thats $8800 for half hour showing and never saw her again ! No one from the villages was at the closing or even assisted in the correction of the HUD stmt. Sadly they will say almost anything to get a sale. The only person who did a very good job was the title closer! I would never recommend or use them again. This is my 7th home closing and very disjointed. Good thing they don’t have to sell in the real world.

[zuidemab]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.


I'd contact Kerry Hanson: kerrysellsthevillages@gmail.com

She is an experienced dedicated professional with a warm caring approach to finding just the right home. She is with an independent office and not part of TV Team.

[big guy]

I sold my house recently with Sally Love Agency. Specifically, Kerry Hanson. She had a partner, Karen, but I can't remember her last name. They were excellent and brought me multiple offers. I wouldn't change a thing.

[GATORBILL66]

Try trent welby with the villages real estate office in brownwood. As a buyer, he worked really well with me aand looked out for my interrest. He is the only one i would use if i decide to move again!

[GATORBILL66]

Try trent welby with the villages real estate office in brownwood. As a buyer, he worked really well with me and looked out for my interrest. He is the only one i would use if i decide to move again!

[RUOK2?]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.
Almost without exception, your residential licensee will be acting as a 'Transaction Broker'. In practice, this means nothing. Best bet is to ask basic questions which any professional should be able to answer. Many can't explain the mechanics of the Bond Issue. Like "Can I make my offer contingent on the Seller paying it off?" or "In the event of a major street/retention area 'problem', can I be assessed for cost of repairs?" or "Can the open area behind this home be built on?"
It's not relevant if you know the answer or not. Question is 'Can they readily and knowledgably answer all and any questions that you can think of?'
Also, keep in mind that, regardless of what most people will tell you, Real Estate Commissions are 'negotiable'.
The seller is probably paying 6% off-the-top, so they don't care who gets what!
For example 6% of $300,000 is $18,000. A ridiculous charge for the minimal services provided, particularly by the 'lister'.

[Velvet]

The agent works for the person who pays them. Didn’t you in your work life? In some states there are buying agents who you promise to pay and work for you, exclusively. I did not see that here in TV. You as a buyer are on your own. Caveat emptor!

[vintageogauge]

Thank you for explaining this. I sold my house last month in the villages and my sales person did nothing. The buyers person did almost nothing. They represent the villages and selling clients services such as insurance, banking and their list of vested contractors. Additionally they do not review the closing process because they lack the knowledge. My advice would be to get an agent outside of the villages.

Then you would lose 70% of the buyers pool. If you didn't have anything go wrong with your transaction I would say that they did their job.

[RUOK2?]

The agent works for the person who pays them. Didn’t you in your work life? In some states there are buying agents who you promise to pay and work for you, exclusively. I did not see that here in TV. You as a buyer are on your own. Caveat emptor!

As mentioned above, usually there is no 'agent' in Florida residential real estate. A registered real estate broker/Realtor can be an agent. But they need not be.
Payment is not the controlling factor. Typically a Listing Contract obligates the owner/seller to pay a 5-6% listing fee to the listing broker.
That listing broker, by contract, then offers a 'split' to other participating brokers through the area Multi-List. That offer may include buyer agents, brokers even 'non-representatives'.
Unfortunately buyers are seldom told, and they never ask, "What is your Broker/Agent status with me?" So they think they have at least some small representation, when, in fact they have none!

[jmaccallum]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

In Florida, unlike other states, pretty much all agents work as “Transaction Brokers” facilitating only the transaction. In that respect, they represent neither the buyer nor the seller. Caveat Emptor.

[Laker14]

if you are buying a home listed on the MLS (these are the homes you can see on Trulia and Zillow) you can contract with an MLS agent, as long as he/she is not the listing agent of the home (in which case the agent is already contracted to be the sellers fiduciary ) and you can sign a contract with that person wherein that agent is YOUR fiduciary.
When you find your home, and buy it, your agent will be paid out of the sales commission.That is if, and only if, the home you buy is from the MLS.

If you buy a home listed by The Villages real estate (these are not on Trulia or Zillow, but can be seen on TheVillages.net), they share their sales commission with NOBODY.
However, you can contract with an agent, or an attorney, and pay them out of your pocket, as they will receive no sales commission, to have them look after YOUR interests, as opposed to the agent from The Villages Real Estate, who will be primarily obligated to look out for the sellers interests. Very often the buyer's and seller's interests don't conflict, but when and if they do conflict, the sellers agent must, by law, look after the seller's interests.

That simply is not the case. My house had a one month listing and they had a buyer so it took a half hour to sell. The sales person complained about her commission to me that she receives from the Villages and I told her I don’t care that is between her and the Morse family. From the 5% both buyer and seller agents got 1.5% each with villages getting 2%. Thats $8800 for half hour showing and never saw her again ! No one from the villages was at the closing or even assisted in the correction of the HUD stmt. Sadly they will say almost anything to get a sale. The only person who did a very good job was the title closer! I would never recommend or use them again. This is my 7th home closing and very disjointed. Good thing they don’t have to sell in the real world.

I'm having a little trouble following your post. Who did you list it with? The Villages or an MLS agent?
"They" had a buyer... who is "they"?
There was a buyer agent and a seller agent, and TV got 2%, with the buyer and seller agents splitting the 3% left over after a total commission of 5%.

Are you saying one of those two agents was NOT a Villages agent?

[Marlene36]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.
13 years ago on our Lifestyles tour stay for the first visit, we opted to go out for a few hours with a Villages Agent, Angie Stokes, to view preowned furnished homes. We had no plans to buy, but wanted to check out what was out there. She followed our needs, did not push NEW, followed our specifications on what size, exposure, style, locations we made. In a few hours she showed us our PERFECT HOME. She negotiated an acceptable price for us and we were under contract by that Friday. Still here in our dream home, glad we decided to buy! Highly recommend Angie Stokes who works with TV Agents. NEVER PUSHY, VERY RESPONSIVE!

[Velvet]

13 years ago on our Lifestyles tour stay for the first visit, we opted to go out for a few hours with a Villages Agent, Angie Stokes, to view preowned furnished homes. We had no plans to buy, but wanted to check out what was out there. She followed our needs, did not push NEW, followed our specifications on what size, exposure, style, locations we made. In a few hours she showed us our PERFECT HOME. She negotiated an acceptable price for us and we were under contract by that Friday. Still here in our dream home, glad we decided to buy! Highly recommend Angie Stokes who works with TV Agents. NEVER PUSHY, VERY RESPONSIVE!

She’s got someone eating out of her hands… that’s the way to make a sale, please forgive me, I tend to be a realist. But I prefer to work with someone who listens to how I’d like to spend my money too.

[Topspinmo]

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

Yes, they get paid.

[Teena Q]

If you really want to be protected legally, use an attorney. The VLS Villages salespeople dont represent the buyer, they represent the Villages.

Couldn't agree more. Information is not freely given, i.e. comps, days on market, etc. Better to use an outside realtor. I wish I had.