I am a bit wary of new buyer's agent forms when looking at homes in TV.

[Craig Vernon]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

[MightyDog]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

[BrianL99]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

It's not a "law". It's part of a negotiated settlement with the National Association of Realtors.

It remains to be seen, how this all shakes out, but I certainly wouldn't give any Broker a 60 day "exclusive" on my business.

[JGVillages]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

With Realtor.com / Zillow / The Villages Realty website, this website, and numerous local real estate agents websites, with a little effort you can certainly make an extensive search without the need of an agent. There are dozens and dozens of “Open Houses” on a daily basis.

[vintageogauge]

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

It doesn't matter how you do it in the end you're still paying for it, sellers are stupid and won't be giving up a dime.

[shaw8700@outlook.com]

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

One point to consider, when we moved out here the PODS company took our two pods to Ocala as well. It took four months and we closed on our home. We called PODS, a week early like they said, but they said they would not be able to bring them out to us until August 10, and 14th. It was the last week in July when I called them. This would have put us in the rental house for another month.

When I told my husband about this and he called the Villages Movers and they said this was no problem, they get calls just like this all the time. The movers went to Ocala and they emptied both PODS into their truck and came here to move the stuff from their truck. It took until about 11 p.m.

Moral of this story is either tell them much earlier, about 2-3 weeks earlier, or call the Villages Movers.

[MightyDog]

It doesn't matter how you do it in the end you're still paying for it, sellers are stupid and won't be giving up a dime.
Plenty of sellers aren't very aware and they allow listing contracts to be set-up such that their agent gets the full commission even if there is no agent on the buy side. That is nuts.

Even if the sellers let the contract get created that way, the listing agent still has an incentive to reduce the fee they take if they think it will make the trade happen. I've purchased twice in this manner and both times the listing agent coughed back commission (they still got their 2 or 3% from the seller but, not 5%). That helped me and the seller...like I mentioned above.

[MightyDog]

One point to consider, when we moved out here the PODS company took our two pods to Ocala as well. It took four months and we closed on our home. We called PODS, a week early like they said, but they said they would not be able to bring them out to us until August 10, and 14th. It was the last week in July when I called them. This would have put us in the rental house for another month.

When I told my husband about this and he called the Villages Movers and they said this was no problem, they get calls just like this all the time. The movers went to Ocala and they emptied both PODS into their truck and came here to move the stuff from their truck. It took until about 11 p.m.

Moral of this story is either tell them much earlier, about 2-3 weeks earlier, or call the Villages Movers.

Very much appreciate that info - both about PODS delivery and your workaround.

Curious... did you anticipate your home purchase journey to take 4 months or was that longer than you thought it would be? If so, what took the additional time to get it squared away? Any unanticipated surprises to share? Thanks..

[CarlR33]

Very much appreciate that info - both about PODS delivery and your workaround.

Curious... did you anticipate your home purchase journey to take 4 months or was that longer than you thought it would be? If so, what took the additional time to get it squared away? Any unanticipated surprises to share? Thanks..You should be able to do it in 4 months unless you have never been here in person and done some upfront work or open houses. Are you renting for four months while looking? If so, you’re going to pay the snowbird rent come Jan-Feb. If you do not have an idea of what you want in four months then you will be building so that will take 6 months plus. Getting it squared away is really up to you, your budget and the negotiation with seller.

[Plinker]

Plenty of sellers aren't very aware and they allow listing contracts to be set-up such that their agent gets the full commission even if there is no agent on the buy side. That is nuts.

Even if the sellers let the contract get created that way, the listing agent still has an incentive to reduce the fee they take if they think it will make the trade happen. I've purchased twice in this manner and both times the listing agent coughed back commission (they still got their 2 or 3% from the seller but, not 5%). That helped me and the seller...like I mentioned above.

Smart move. I have done exactly what you did except I did it 3 times. The realtors coughed back the double commission and got 2.5%. DO NOT sign with that realtor. They are likely acting as a transactional agent. NEVER sign with a transactional agent. Only sign with an agent that is specifically 100% working in your best interests. Also, never sign a 60-day exclusive. Simply change it to something like 15 days. Or, refuse to sign any contract with an exclusive clause. Call another agency.

[MightyDog]

You should be able to do it in 4 months unless you have never been here in person and done some upfront work or open houses. Are you renting for four months while looking? If so, you’re going to pay the snowbird rent come Jan-Feb. If you do not have an idea of what you want in four months then you will be building so that will take 6 months plus. Getting it squared away is really up to you, your budget and the negotiation with seller.
As I mention in Comment #2, I have my eye on at least 3 properties that would meet my needs/interests. My hoped-for objective is to be closed in one month or less.

I spent 3 weeks in TV in late Feb/early March and did go to many Open Houses and surveyed various villages. I'm clear on where I want to be and what I want to spend.

Lucky me that several houses were priced too high when listed a couple months ago and they are still available with their prices now reduced and, I'm sure, their owners anxious to get on with it. (Most of them are vacant so, the carrying costs get quite bothersome for the seller.)

[Craig Vernon]

With Realtor.com / Zillow / The Villages Realty website, this website, and numerous local real estate agents websites, with a little effort you can certainly make an extensive search without the need of an agent. There are dozens and dozens of “Open Houses” on a daily basis.

My understanding is you cannot see homes without an agreement signed. So that is part of what I am waiting to see is how it will affect open houses. I am and will continue to do my own homework but if I see something and I want to make an offer. Who writes the offer and how is it submitted to seller?

[Craig Vernon]

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

Hi Mightydog,

Please message me about your experience and if anything has changed in access to homes on the market. See you soon in TV.

Thanks,
Craig

[Craig Vernon]

As I mention in Comment #2, I have my eye on at least 3 properties that would meet my needs/interests. My hoped-for objective is to be closed in one month or less.

I spent 3 weeks in TV in late Feb/early March and did go to many Open Houses and surveyed various villages. I'm clear on where I want to be and what I want to spend.

Lucky me that several houses were priced too high when listed a couple months ago and they are still available with their prices now reduced and, I'm sure, their owners anxious to get on with it. (Most of them are vacant so, the carrying costs get quite bothersome for the seller.)

Just Curious,

Are you buying cash? I am weighing options to sell before buy or buy before sell. There is a one percent on total purchase loan amount origination fee added to closing in Florida as I hear it. Good Luck with your search.

[Velvet]

Not sure why people would use a buying agent, if I am reading your post correctly. An agent is just for showing you the house. I use my own home inspector and a real estate lawyer and do my own research on everything else. So far in 50 years of buying homes in various cities, this has worked out well. Only in Hawaii in Honolulu did they really, really push buying agents. I didn’t do it there either.

[retiredguy123]

Not sure why people would use a buying agent, if I am reading your post correctly. An agent is just for showing you the house. I use my own home inspector and a real estate lawyer and do my own research on everything else. So far in 50 years of buying homes in various cities, this has worked out well. Only in Hawaii in Honolulu did they really, really push buying agents. I didn’t do it there either.
I agree. I have never paid a buyer's agent fee and I never will. Whenever I have signed a listing contract, I made it very clear that none of the commission I pay will go to a buyer's agent.

[Two Bills]

Wow! Buying/selling property in the US. is so complicated, and expensive.
Here in the UK you search online, find something you like, contact the relevant listing agent, ask for a viewing, make an offer, or submit a sealed bid, and that's it.
Seller gets the fees.
Never heard of a buying agent.
The listing agent is the intermediary between seller and buyer.
We have never paid more than paid 1.5% once and 1% selling fees for all other house purchases. Probably a little more these days, but commission is definitely negotiable.
Sold the last two myself.
Buyer's other fees, are for a survey, and deed conveyancing.

[Jackryan57]

I think this will only apply to MLS Listings, not TV Listings and realtors. No?

[retiredguy123]

Wow! Buying/selling property in the US. is so complicated, and expensive.
Here in the UK you search online, find something you like, contact the relevant listing agent, ask for a viewing, make an offer, or submit a sealed bid, and that's it.
Seller gets the fees.
Never heard of a buying agent.
The listing agent is the intermediary between seller and buyer.
We have never paid more than paid 1.5% once and 1% selling fees for all other house purchases. Probably a little more these days, but commission is definitely negotiable.
Sold the last two myself.
Buyer's other fees, are for a survey, and deed conveyancing.
Sounds just like I have always bought a house in the U.S. I never pay for a buyer 's agent. It is not necessary or required.

[MikeVillages]

1. If it is a buyer market, your agent can put in the offer that the owner pay closing cost. Most likely it will include the money spent for his commission but is not called a commision. This is a legal way to get around MLS regulation that the buyer pays the buyers agent.

2. You may want a buyer agent because if not, the sales agent writes the agreement. The agreement most likey will not protect you should something goes wrong.

3. You can look at open houses without having a buyer agent. You can also ask a buyer agent to put a clause that you are allow to terminate the agreement. He may require that if he shows you a house and you terminate the agreement, he is still the agent for X number of months. Sounds fair to me.

Talk to a buyer agent. Ask the agent what s/he can do for you.

[retiredguy123]

To clarify the Florida law:

1. A buyer's agent is OPTIONAL.
2. Dual agents are ILLEGAL.
3. Transactional agents are allowed ONLY if the seller provides "PRIOR WRITTEN PERMISSION". If you don't want your selling agent to act as a transactional agent, then don't give them permission.

That is the Florida law both before and after the "settlement". So, nothing has changed.

[Plinker]

Sellers and buyers need to realize that the realtor they hire is an employee and you are the employer. No friendship, strictly a business transaction. As such, you get to dictate the terms that your employee will follow. Not the other way around. Stop being bullied into signing contracts that are not in your best interest. Insist that the realtor sign a single agent contract which means they must work as a fiduciary and act only in your best interest. Do not sign a transactional contract as they have no fiduciary duty to you. Don’t be surprised if they tell you they can serve each side without a conflict of interest. They can’t.
As a seller, include in their contract that the selling agent will receive half of the agreed to commission if the buyer has no agent. The seller keeps the rest which could be easily over $10,000. Also, never agree to an exclusivity clause. If they balk, call another realty firm.

[retiredguy123]

Sellers and buyers need to realize that the realtor they hire is an employee and you are the employer. No friendship, strictly a business transaction. As such, you get to dictate the terms that your employee will follow. Not the other way around. Stop being bullied into signing contracts that are not in your best interest. Insist that the realtor sign a single agent contract which means they must work as a fiduciary and act only in your best interest. Do not sign a transactional contract as they have no fiduciary duty to you. Don’t be surprised if they tell you they can serve each side without a conflict of interest. They can’t.
As a seller, include in their contract that the selling agent will receive half of the agreed to commission if the buyer has no agent. The seller keeps the rest which could be easily over $10,000. Also, never agree to an exclusivity clause. If they balk, call another realty firm.
I agree. I am amazed at how many people do not know how to negotiate a contract when they hold all of the cards, and the money.

[scubawva]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

I’ve used a buyers agent - even 45 yr ago. I knew I wanted an agent working g for me, specialty property in high demand. I paid them a nominal fee for showing me the property. Lawyer wrote contract to include commission to my agent.

I’ve also had contracts where there was no commission to buyers agent, the sales price was greatly reduced. Buyer paid own agent. To this day I don’t think the seller appreciates what they lost.

Buyers agents aren’t new. Buyers finally understanding the listing agent or selling agent in a traditional listing isn’t working for them is.

Find a buyers agent to be yiur agent for specific properties. 60 days is absurd.

[shaw8700@outlook.com]

Very much appreciate that info - both about PODS delivery and your workaround.

Curious... did you anticipate your home purchase journey to take 4 months or was that longer than you thought it would be? If so, what took the additional time to get it squared away? Any unanticipated surprises to share? Thanks..

We did a lot of looking around when we first got here, and our house back in AZ hadn’t sold yet. But we lucked out when we drove by this house on our way to another open house; and the minute I saw this house I knew it would be mine. I told the agent that we couldn’t make any deal because of our house, and he said if we could come up with half, the sellers would carry back the other half.

As it happened, we got a cash offer about a week ago so we can pay off the seller with one check.

All is well that ends well.

We love our new home and neighborhood!

[margaretmattson]

Wow! Buying/selling property in the US. is so complicated, and expensive.
Here in the UK you search online, find something you like, contact the relevant listing agent, ask for a viewing, make an offer, or submit a sealed bid, and that's it.
Seller gets the fees.
Never heard of a buying agent.
The listing agent is the intermediary between seller and buyer.
We have never paid more than paid 1.5% once and 1% selling fees for all other house purchases. Probably a little more these days, but commission is definitely negotiable.
Sold the last two myself.
Buyer's other fees, are for a survey, and deed conveyancing.I'm guessing the USA is headed in the same direction as the UK. One simply needs to contact the listing agent.The listing agent will write up the offer and submit it to the seller. EASY PEASY!

As a buyer, you must be aware the listing agent is working for the seller. IMO, If you are paying with cash, it is best to hire a home inspector and choose a title company or lawyer that will have your back if a problem occurs. If you are getting a mortgage, the bank will not close the deal until every I is dotted and T is crossed. They will make certain ALL necessary inspections are done and prepare the documents for closing. Of course, you will have to pay for the expenses.

[oneclickplus]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

No one needs a buyer's agent. I wouldn't sign anything. Shop on your own.

[Craig Vernon]

Wow! Buying/selling property in the US. is so complicated, and expensive.
Here in the UK you search online, find something you like, contact the relevant listing agent, ask for a viewing, make an offer, or submit a sealed bid, and that's it.
Seller gets the fees.
Never heard of a buying agent.
The listing agent is the intermediary between seller and buyer.
We have never paid more than paid 1.5% once and 1% selling fees for all other house purchases. Probably a little more these days, but commission is definitely negotiable.
Sold the last two myself.
Buyer's other fees, are for a survey, and deed conveyancing.

I have heard we pay more in the US to sell a property than anywhere else in the world. This was part of this lawsuit basically backed by Zillow, Redit and others. Thanks for your insight.

[Craig Vernon]

To clarify the Florida law:

1. A buyer's agent is OPTIONAL.
2. Dual agents are ILLEGAL.
3. Transactional agents are allowed ONLY if the seller provides "PRIOR WRITTEN PERMISSION". If you don't want your selling agent to act as a transactional agent, then don't give them permission.

That is the Florida law both before and after the "settlement". So, nothing has changed.

Perhaps I am using the wrong term in "buyer's agent?" I wanted to see a property on the MLS while I was in TV in May. One of the largest MLS agents in TV emailed me a three- page contract that by instructions they wanted us both to sign in order to show us listed homes. This contract gave them a commission from us for anything we purchased within 60 days. I did not sign this thing because I thought it was absurd. I was told and have seen online all agents on the MLS will require one of these before showing properties in TV and nationwide beginning August 17. Everyone saying do your own search as we have done but from what I am reading this either cannot be done as it was August 17 or I am completely misunderstanding.

[jimmy o]

There is nothing wrong with having a buyers agent represent you. They work their butts off to find you the home that you want. They arrange their own personal time to show you around for hours a day, sometimes missing an event that might be important for them just to help you get your home. Your buyers agent is loyal to you, you ned to be loyal to them too. It’s their job shouldn’t they be paid? Did you work for free back in the day? They can absolutely help you with FSBO too. Do you actually believe that a person is selling FSBO to save the buyer money, of course not. They’re selling FSBO because they want to make as much money as possible, they’re not going to save a buyer a dime, and they usually overprice their homes in the first place. Having a buyers agent for a FSBO will definitely save you in the long run, they have a better handle on the true value of that home then you could determine on you own.

[rsmurano]

Nothing new here. When a seller makes a contract with an agent, they agree to pay a fee, which is split between the buying agent and the selling agents companies. If you as a buyer don’t bring a real estate agent with you, you can’t expect to get a break because the seller is already paying 5 or 6%.
The only way to get around this is for the seller to sell the house on their own and state that they will pay a fee to the buying agent if any or if the seller negotiates with their agent they will only give them 2.5 or 3% when selling their house, which I’ve never heard any agent accepting this kind of deal. IMO, the selling agent gets the house and they can sit on their butt while counting on other agents to actually find a buyer.

[Villager1234]

I am confused about this whole thread
I looked at an open house,
Made an offer
They countered
I signed
I didn’t sign anything except the sales contract
The agent that showed me the house (open house) said that she represented me
She handled all of the paperwork
I believe that I represented myself
Everything is going smoothly
I guess that the seller is paying her commission
The only thing that I didn’t understand is that I would have thought that she had a fiduciary responsibility to the seller since they are paying her

[mcloud]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

as I understand it, You are only exclusive to the properties that agent shows you if you find a property on your own, you’re not under obligation to use that agent

[Ptmcbriz]

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

You will only be aware of a small quantity of available homes without two realtors. You need one MLS realtor (called outside realtor here) and a Villages realtor. The two don’t cross over each other and the Villages listed houses aren’t listed on MLS (only on their app). You can visit the outside listed homes but cannot visit the Village listing homes (which includes all new homes). You have to have a Villages realtor to see nonMLS listed homes, which is an enormous amount of homes on the market. Most nice (and new) homes here you need a realtor because they literally sell within hours of listing. Only the realtors know when they are coming on line and with a good realtor they can get your offer in within the first hours of listing. We bought our dream home while we were still in Oregon packing, and our realtor did a live video walk through and put it on hold for us the within the first couple hours of listing. By that afternoon there were 5 other people on the wait list behind us hoping it would fall through.

[Margefrog]

I wouldn't sign any such thing and don't believe anyone needs to, unless they want one realtor to search for them. A 60 day commitment be on the Sellers side to list the proprty. The 6% Realtor fees were recently legally shot down (as, I think, considered price fixing) so they may be looking for yet another way to increase earnings. All houses for sale are listed on MLS etc. Search yourself and contact the agent representing that house. If you want to make an offer, then get an agent to represent your interests. That's my impression. I did have one agent I worked with. No agreement signed or verbal. She worked hard.

[ron32162]

So you signed a contract with a realtor to sell and after the agent found a buyer for you? You then went back on your word /original contract and negotiated after the fact with the sales agent or Realtor. Neither can negotiate with you on a commission the Broker owns that contract after you sign it and all goes thru the Broker, the agent or Realtor can do nothing. I guess you lucked up and found a pushover for a broker lucky you.

[SHPayne]

First, as others have mentioned, the new rules are not "law". They are new "rules" promulgated by the National Association of Realtors (NAR) as a result of the settlement of a massive lawsuit, and they apply to members of NAR, which every "Realtor" (licensed real estate agents that are members of NAR) must comply with OR BE FINED. Almost all agents that are "Multiple Listing Service (MLS)" agents are members of NAR.

Second, the new rules do require Realtors to obtain a buyer-broker agreement or buyer representation agreement that sets forth the broker's compensation before they can "show" a home to a prospective buyer. The amount of compensation to the "buyer's agent" is "capped" at what is set forth in the agreement (and is fully negotiable). Buyers can ask sellers for concessions toward closing costs in a contract offer to purchase which MAY be used to pay the agreed upon "buyer agent" compensation. If there are no such concessions offered (or used) for agent compensation, THEN the buyer pays the broker that represented them the full amount. If the seller pays some of it, the buyer pays the broker the difference. NOTE, however, that the agreement between buyer and broker may be modified at any time.

Third, a buyer-broker agreement can be for a single showing, for showing a list of specific properties, or it can be for showing all properties during the agreed upon term of the agreement. Everything is completely negotiable. For those that want the assistance of one agent to help them search everything in The Villages including MLS listed homes, Properties of The Villages (POTV) listed homes, For Sale By Owner (FSBO) homes, etc., and believe in directly compensating such an agent for scouring all the possibilities, these buyer-broker agreements have been in use for a long time. But let's be honest, there aren't a lot of those potential buyers in a market where buyers have, for the most part, not had to pay for these services "out-of-pocket".

Fourth, an agreement is NOT required if a potential buyer is just visiting an Open House and the attending agent is answering questions about the house. However, there is a line where an agreement might be required IF the potential buyer desires to get more representative personal advice regarding the purchase of that particular house or others.

Fifth, a "buyer agent" is not "required" in Florida. A buyer CAN go directly to a listing agent as long as the seller, in their listing agreement, has authorized the agent to work with potential buyers and the agent is a "Transaction Broker/Agent" (more on that later). However, under the new rules, if the listing agent is allowed to work with buyers, verifies that the potential buyer is not working with another agent under an "exclusive" agreement, and takes on the representation of the buyer, the buyer must still sign a buyer-broker agreement. It may still be beneficial financially to do that as the terms are still negotiable, BUT going directly to the listing agent DOES NOT alleviate the requirement under the new rules to enter into a buyer-broker agreement.

Sixth, these rules where seller pays seller's broker, with the "option" of compensating a buyer's broker, and the requirement of a buyer-broker agreement between a buyer and broker/agent have been in place in 18 states BEFORE the settlement. So while this is new in the majority of states, including Florida, it is not new nationwide.

Seventh, these new rules went into effect in our area on August 6. The MLS that covers The Villages counties decided to move early on this and not wait until the August 17 national deadline, so that is why many buyers (and some agents) are being caught a little off guard by this. There is going to be some confusion for a while.

Eighth, as mentioned before, seller's may still offer compensation to the buyer's agent in the Listing agreement, but said potential compensation is no longer allowed to be advertised or shown on the MLS as a "unilateral" offer of a specific compensation to an agent that brings a buyer. This is a requirement of the new rules to make sure that it is clear that compensation is completely negotiable (as it has always been, although THAT has not always been clear to all parties which is part of the gist of the lawsuit). Listing agents CAN advertise that the seller is offering compensation to buyer agents on their websites, on a flyer inside the home, and other places, just NOT on the MLS. If a buyer agent contacts a listing agent about compensation being offered by the seller, the listing agent is required to answer those questions so everyone knows the situation up front.

Ninth, previous to these changes, agents could see the percentage that the listing agent/seller was offering to "cooperating" buyer brokers in the MLS. That information has now been wiped from the MLS. There is a simple Yes/No question as to whether the seller is offering "concessions" and though the amount of the concessions MAY be disclosed, that information is not required.

Tenth, if a seller is offering concessions, it is not automatic. A buyer must specifically request concessions in a purchase contract, and those concessions, if agreed upon, may be used by the buyer for ANY purpose including fulfilling the terms of the buyer-broker agreement. If they don't use the concessions for agent compensation, then the buyer will have to compensate their broker/agent out-of-pocket according to their agreement.

Eleventh, these rules and disclosures now make it very clear that everything is negotiable when it comes to agent compensation on both the buyer and seller side. Again, it has always been negotiable, but THAT has not always been clear and completely transparent. Now, there are new listing agreements and buyer-broker agreements and new "compensation agreements" (if the seller decides to offer compensation to a buyer broker) that clearly state the negotiability of all this. Sellers now have to make a decision as to whether or not they think it is in their best interest to offer buyer broker compensation or "concessions" and at what level. This is not new, but it is going away from the "way things have always been done" where most sellers have gone along with the accepted practice in the market area (also a reason for the lawsuit, the settlement, and all these new rules). If the seller doesn't offer compensation to the buyer agent, it could reduce the pool of buyers. Let me be clear - it is an ethical violation for a broker/agent to NOT show a house a buyer wants to see based on compensation offered (or not offered) by the seller. HOWEVER, it may very well be the BUYER that chooses not to see homes IF they won't be getting any potential assistance to help cover this potential "new" out-of-pocket expense.

Twelfth, agents for Properties of The Villages (POTV) are licensed agents BUT they are NOT members of NAR (thus not "Realtors"), so the new rules do NOT apply to them. We all know POTV doesn't negotiate much, and I have no problem with that. However, that fact and these rules can be good and bad for consumers for a variety of reasons, but I'm trying to keep my opinions and speculation out of this.

Thirteenth, there are three statutory agency relationships in Florida between consumers and real estate brokers and they each have different "duties" of the agent to the consumer (the consumer also has some responsibilities to the broker/agent). This post is already long enough so I'm not going to get into the minutiae of the differences of the specific duties at each level.

The highest level of representation which includes fiduciary duties is "Single Agent" and this relationship MUST be clearly stated in listing and in any buyer-broker agreements.

The next level is "Transaction Agent" which is the statutory default in Florida IF the listing agreement or buyer-broker agreement does NOT indicate otherwise.

The lowest level of representation with the fewest duties (although there are still some) to the consumer is "No Broker Relationship" but that also must be clearly stated in agreements.

As has been correctly mentioned in this thread and several others there is no Dual Agency in Florida which means a broker CANNOT be a "Single Agent" for both a seller and a buyer in the same transaction - it is deemed too much of a conflict and theoretically impossible for a broker to provide the highest level of representation and fiduciary duties to both parties; therefore it is not allowed in Florida (it is allowed in some states). However, if the parties - seller and buyer - agree that they are fine with one agent handling both sides and facilitating the transaction with no fiduciary duties to either side (but still strong representational duties), that can be done in Florida as a "Transaction Broker/Agent".

Now, what has also been stated in many of these related threads is that one must consent in writing for a broker to be a "Transaction Broker/Agent" - that is not true. As mentioned above, "Transaction Broker/Agent is the default in Florida IF none of the three relationships is specifically stated in the agreements - that fact is in the statutes. With that said consent to "transition" to a "Transaction Broker" IS required IF the original relationship entered into was as a "Single Agent", and it is later desired to allow that broker/agent to facilitate both sides of the transaction (for any number of reasons that may be beneficial). There is even a Florida approved "Single Agent" listing agreement that incorporates this "consent to transition to a Transaction Broker/Agent" right into it IF the seller knows at time of listing that they would be okay with this if the situation arises. Or, they can always decide later in a separate written consent form.

Whew! Sorry about all that. And I'm sure I'll think of things I left out, but I hope it provides some clarification in what is happening. I've tried to stick to the facts, and leave my many opinions out of it, but I'll be happy to share those later if anyone cares.

By the way I've used the term broker and agent somewhat interchangeably, but understand that ALL these agreements are legally between the consumer and the Broker although the agent generally, but not always, has authority to enter into them on the Broker's behalf.

Finally, for background, I was a licensed attorney specializing in real estate in Kentucky and Indiana where I ran/co-owned a large title company, but I gave those licenses up long ago to live and travel in our RV for 15 years before we came to The Villages in late 2019. During the pandemic, I got my Florida real estate license, and I dabble part-time as an MLS agent here in The Villages, although maybe not for much longer. The market will eventually figure out all these new rules and their effects but, in the short term, all this takes a lot of the fun out of helping buyers look for homes.

[Pinkgirl]

First, as others have mentioned, the new rules are not "law". They are new "rules" promulgated by the National Association of Realtors (NAR) as a result of the settlement of a massive lawsuit, and they apply to members of NAR, which every "Realtor" (licensed real estate agents that are members of NAR) must comply with OR BE FINED. Almost all agents that are "Multiple Listing Service (MLS)" agents are members of NAR.

Second, the new rules do require Realtors to obtain a buyer-broker agreement or buyer representation agreement that sets forth the broker's compensation before they can "show" a home to a prospective buyer. The amount of compensation to the "buyer's agent" is "capped" at what is set forth in the agreement (and is fully negotiable). Buyers can ask sellers for concessions toward closing costs in a contract offer to purchase which MAY be used to pay the agreed upon "buyer agent" compensation. If there are no such concessions offered (or used) for agent compensation, THEN the buyer pays the broker that represented them the full amount. If the seller pays some of it, the buyer pays the broker the difference. NOTE, however, that the agreement between buyer and broker may be modified at any time.

Third, a buyer-broker agreement can be for a single showing, for showing a list of specific properties, or it can be for showing all properties during the agreed upon term of the agreement. Everything is completely negotiable. For those that want the assistance of one agent to help them search everything in The Villages including MLS listed homes, Properties of The Villages (POTV) listed homes, For Sale By Owner (FSBO) homes, etc., and believe in directly compensating such an agent for scouring all the possibilities, these buyer-broker agreements have been in use for a long time. But let's be honest, there aren't a lot of those potential buyers in a market where buyers have, for the most part, not had to pay for these services "out-of-pocket".

Fourth, an agreement is NOT required if a potential buyer is just visiting an Open House and the attending agent is answering questions about the house. However, there is a line where an agreement might be required IF the potential buyer desires to get more representative personal advice regarding the purchase of that particular house or others.

Fifth, a "buyer agent" is not "required" in Florida. A buyer CAN go directly to a listing agent as long as the seller, in their listing agreement, has authorized the agent to work with potential buyers and the agent is a "Transaction Broker/Agent" (more on that later). However, under the new rules, if the listing agent is allowed to work with buyers, verifies that the potential buyer is not working with another agent under an "exclusive" agreement, and takes on the representation of the buyer, the buyer must still sign a buyer-broker agreement. It may still be beneficial financially to do that as the terms are still negotiable, BUT going directly to the listing agent DOES NOT alleviate the requirement under the new rules to enter into a buyer-broker agreement.

Sixth, these rules where seller pays seller's broker, with the "option" of compensating a buyer's broker, and the requirement of a buyer-broker agreement between a buyer and broker/agent have been in place in 18 states BEFORE the settlement. So while this is new in the majority of states, including Florida, it is not new nationwide.

Seventh, these new rules went into effect in our area on August 6. The MLS that covers The Villages counties decided to move early on this and not wait until the August 17 national deadline, so that is why many buyers (and some agents) are being caught a little off guard by this. There is going to be some confusion for a while.

Eighth, as mentioned before, seller's may still offer compensation to the buyer's agent in the Listing agreement, but said potential compensation is no longer allowed to be advertised or shown on the MLS as a "unilateral" offer of a specific compensation to an agent that brings a buyer. This is a requirement of the new rules to make sure that it is clear that compensation is completely negotiable (as it has always been, although THAT has not always been clear to all parties which is part of the gist of the lawsuit). Listing agents CAN advertise that the seller is offering compensation to buyer agents on their websites, on a flyer inside the home, and other places, just NOT on the MLS. If a buyer agent contacts a listing agent about compensation being offered by the seller, the listing agent is required to answer those questions so everyone knows the situation up front.

Ninth, previous to these changes, agents could see the percentage that the listing agent/seller was offering to "cooperating" buyer brokers in the MLS. That information has now been wiped from the MLS. There is a simple Yes/No question as to whether the seller is offering "concessions" and though the amount of the concessions MAY be disclosed, that information is not required.

Tenth, if a seller is offering concessions, it is not automatic. A buyer must specifically request concessions in a purchase contract, and those concessions, if agreed upon, may be used by the buyer for ANY purpose including fulfilling the terms of the buyer-broker agreement. If they don't use the concessions for agent compensation, then the buyer will have to compensate their broker/agent out-of-pocket according to their agreement.

Eleventh, these rules and disclosures now make it very clear that everything is negotiable when it comes to agent compensation on both the buyer and seller side. Again, it has always been negotiable, but THAT has not always been clear and completely transparent. Now, there are new listing agreements and buyer-broker agreements and new "compensation agreements" (if the seller decides to offer compensation to a buyer broker) that clearly state the negotiability of all this. Sellers now have to make a decision as to whether or not they think it is in their best interest to offer buyer broker compensation or "concessions" and at what level. This is not new, but it is going away from the "way things have always been done" where most sellers have gone along with the accepted practice in the market area (also a reason for the lawsuit, the settlement, and all these new rules). If the seller doesn't offer compensation to the buyer agent, it could reduce the pool of buyers. Let me be clear - it is an ethical violation for a broker/agent to NOT show a house a buyer wants to see based on compensation offered (or not offered) by the seller. HOWEVER, it may very well be the BUYER that chooses not to see homes IF they won't be getting any potential assistance to help cover this potential "new" out-of-pocket expense.

Twelfth, agents for Properties of The Villages (POTV) are licensed agents BUT they are NOT members of NAR (thus not "Realtors"), so the new rules do NOT apply to them. We all know POTV doesn't negotiate much, and I have no problem with that. However, that fact and these rules can be good and bad for consumers for a variety of reasons, but I'm trying to keep my opinions and speculation out of this.

Thirteenth, there are three statutory agency relationships in Florida between consumers and real estate brokers and they each have different "duties" of the agent to the consumer (the consumer also has some responsibilities to the broker/agent). This post is already long enough so I'm not going to get into the minutiae of the differences of the specific duties at each level.

The highest level of representation which includes fiduciary duties is "Single Agent" and this relationship MUST be clearly stated in listing and in any buyer-broker agreements.

The next level is "Transaction Agent" which is the statutory default in Florida IF the listing agreement or buyer-broker agreement does NOT indicate otherwise.

The lowest level of representation with the fewest duties (although there are still some) to the consumer is "No Broker Relationship" but that also must be clearly stated in agreements.

As has been correctly mentioned in this thread and several others there is no Dual Agency in Florida which means a broker CANNOT be a "Single Agent" for both a seller and a buyer in the same transaction - it is deemed too much of a conflict and theoretically impossible for a broker to provide the highest level of representation and fiduciary duties to both parties; therefore it is not allowed in Florida (it is allowed in some states). However, if the parties - seller and buyer - agree that they are fine with one agent handling both sides and facilitating the transaction with no fiduciary duties to either side (but still strong representational duties), that can be done in Florida as a "Transaction Broker/Agent".

Now, what has also been stated in many of these related threads is that one must consent in writing for a broker to be a "Transaction Broker/Agent" - that is not true. As mentioned above, "Transaction Broker/Agent is the default in Florida IF none of the three relationships is specifically stated in the agreements - that fact is in the statutes. With that said consent to "transition" to a "Transaction Broker" IS required IF the original relationship entered into was as a "Single Agent", and it is later desired to allow that broker/agent to facilitate both sides of the transaction (for any number of reasons that may be beneficial). There is even a Florida approved "Single Agent" listing agreement that incorporates this "consent to transition to a Transaction Broker/Agent" right into it IF the seller knows at time of listing that they would be okay with this if the situation arises. Or, they can always decide later in a separate written consent form.

Whew! Sorry about all that. And I'm sure I'll think of things I left out, but I hope it provides some clarification in what is happening. I've tried to stick to the facts, and leave my many opinions out of it, but I'll be happy to share those later if anyone cares.

By the way I've used the term broker and agent somewhat interchangeably, but understand that ALL these agreements are legally between the consumer and the Broker although the agent generally, but not always, has authority to enter into them on the Broker's behalf.

Finally, for background, I was a licensed attorney specializing in real estate in Kentucky and Indiana where I ran/co-owned a large title company, but I gave those licenses up long ago to live and travel in our RV for 15 years before we came to The Villages in late 2019. During the pandemic, I got my Florida real estate license, and I dabble part-time as an MLS agent here in The Villages, although maybe not for much longer. The market will eventually figure out all these new rules and their effects but, in the short term, all this takes a lot of the fun out of helping buyers look for homes.

So if a buyer comes to an open house or to really any listing on their own WITHOUT a buyers agent and places an offer to the selling agent- at that point the selling agent can write up the offer becoming a transactional agent? (With sellers permission) My question is will this agent now want the buyer to sign a contract to enter a "Transactional Relationship" thereby guaranteed buyers commission from that person?

[BrianL99]

Finally, for background, I was a licensed attorney specializing in real estate in Kentucky and Indiana where I ran/co-owned a large title company, but I gave those licenses up long ago to live and travel in our RV for 15 years before we came to The Villages in late 2019. During the pandemic, I got my Florida real estate license, and I dabble part-time as an MLS agent here in The Villages, although maybe not for much longer.
.

It's always refreshing when someone with a clue, decides to post facts and not nonsense.


Good job.

[SHPayne]

So if a buyer comes to an open house or to really any listing on their own WITHOUT a buyers agent and places an offer to the selling agent- at that point the selling agent can write up the offer becoming a transactional agent? (With sellers permission) My question is will this agent now want the buyer to sign a contract to enter a "Transactional Relationship" thereby guaranteed buyers commission from that person?

First, let's assume, that the seller has NOT agreed to compensate a buyer's agent. If the agent at the Open House is in fact the listing agent in a Transaction Agent role (they don't just "become" a Transaction Agent"), and the potential buyer is NOT represented, that listing agent is required to get a Buyer-Broker Agreement signed by the Buyer before they can write anything up. Basically, by writing up the offer, they have to discuss terms of the offer with the buyer and some details, so they take on a representative role. Now, with that said, because they are in the position of listing agent and will be getting some agreed compensation from the seller, they MAY be willing to accept something very low from the buyer - could be 1%, could be $1,000, could be $100, could be $1 - it's all negotiable.

If, on the other hand, the seller has agreed in the listing agreement to offer compensation to a buyer's agent, then it's between the seller and the listing agent as what has or will be agreed upon IF the listing agent handles both sides as a "Transaction Agent". It may be zero, it may be the full amount the seller agreed to in the listing agreement, or it may be something in between. If that's the case, the listing agent will want the buyer to sign a broker-buyer agreement with the compensation being whatever the listing agent and seller have agreed to, and then the agent acting as "Transaction Agent" could include a request for concessions in the contract to cover that amount.

Now, if the agent at an Open House, is NOT the listing agent as is often the case (although usually with the same brokerage), then they would still need a buyer to sign a buyer-broker agreement to write an offer. If the seller hasn't agreed to compensate a buyer's agent, the Open House agent MAY not have as much negotiating room on what the compensation might be from the buyer - again all completely negotiable. If the seller has agreed to buyer agent compensation, then the agent can request concessions to cover that - BUT how does that affect the overall negotiation process?

My colleagues probably won't like this, but it's not a bad strategy to go directly to the listing agent IF you are experienced and know what you are doing. BUT, understand that 1) it's not as cut and dry and easy as one might think under these new rules, and 2) the buyer won't get full, "Single Agent" level representation (although lots of buyers don't care nearly as much about that as NAR thinks they do especially IF it comes to compensating their agents out-of-pocket, even if by doing so it could, big leap "could", lower the price of the house). Sorry, I let an opinion or two slide in there.

[Skunky1]

If after making an agreement for your hourly wage or monthly salary with your employer, did your employer come back to you later on and negotiate a lower payment? think about that when you’re dealing with a real estate agent!

[BrianL99]

My colleagues probably won't like this, but it's not a bad strategy to go directly to the listing agent IF you are experienced and know what you are doing. BUT, understand that 1) it's not as cut and dry and easy as one might think under these new rules, and 2) the buyer won't get full, "Single Agent" level representation (although lots of buyers don't care nearly as much about that as NAR thinks they do especially IF it comes to compensating their agents out-of-pocket, even if by doing so it could, big leap "could", lower the price of the house). Sorry, I let an opinion or two slide in there.


Another excellent post.

I hope people actually read this and understand what you're saying.

I've owned a real estate agency and bought and sold 100's of properties, both commercial & residential. I don't need a Buyer's Broker, although in residential transactions, I've always used them. Why? It's simply easier to deal with the commission structure, if I call a friend who's a broker and set him up as my representative (& how we handle the commission, is between us).

With these "new rules", I'm afraid way too many people will opt to "go it alone". Having dealt with 100's of "retail level" consumer buyer's, most don't have a clue what to do or how to do it. They're going to be lost and in danger of making huge mistakes, particularly in a state like Florida, which tries to keep lawyers out of the buy/sell process. Caveat emptor will take on a whole new level of importance.

[MightyDog]

You will only be aware of a small quantity of available homes without two realtors. You need one MLS realtor and a Villages realtor.

I do not need a buy-side MLS agent to help me find houses. This very cool internet thingy we're communicating on provides me with volumes of info about listings.

If I decide to offer on a pre-owned Villages-listed house, I will contact that listing agent. I have no interest in building new so, not a factor.

....and our realtor did a live video walk through and put it on hold for us the within the first couple hours of listing. By that afternoon there were 5 other people on the wait list behind us hoping it would fall through.
I suppose this comment will freak-out a few people (while others will nod their heads, already knowing this)....there are no wait lists for new TV homes/lots - that is a marketing mechanism. It's possible there are a rare few lots with great views, locations, etc. that have multiple buyers interested but, in general, wait lists are not a thing even though they are claimed.

I suspected as much and while visiting TV in Feb and at an Open House of an existing home in the northern area, I had a long conversation about local real estate with the showing agent (who is the third generation in a family of Properties of the Villages agents). I mention the new build wait list to her, she chuckled and said, "there are no wait lists". I smiled back and replied, "I figured so".

Sorry, don't mean to burst anyone's bubble but, that info could be hugely helpful to any possible new buyers reading here.

[Snakster66]

First, as others have mentioned, the new rules are not "law". They are new "rules" promulgated by the National Association of Realtors (NAR) as a result of the settlement of a massive lawsuit, and they apply to members of NAR, which every "Realtor" (licensed real estate agents that are members of NAR) must comply with OR BE FINED. Almost all agents that are "Multiple Listing Service (MLS)" agents are members of NAR.

Second, the new rules do require Realtors to obtain a buyer-broker agreement or buyer representation agreement that sets forth the broker's compensation before they can "show" a home to a prospective buyer. The amount of compensation to the "buyer's agent" is "capped" at what is set forth in the agreement (and is fully negotiable). Buyers can ask sellers for concessions toward closing costs in a contract offer to purchase which MAY be used to pay the agreed upon "buyer agent" compensation. If there are no such concessions offered (or used) for agent compensation, THEN the buyer pays the broker that represented them the full amount. If the seller pays some of it, the buyer pays the broker the difference. NOTE, however, that the agreement between buyer and broker may be modified at any time.

Third, a buyer-broker agreement can be for a single showing, for showing a list of specific properties, or it can be for showing all properties during the agreed upon term of the agreement. Everything is completely negotiable. For those that want the assistance of one agent to help them search everything in The Villages including MLS listed homes, Properties of The Villages (POTV) listed homes, For Sale By Owner (FSBO) homes, etc., and believe in directly compensating such an agent for scouring all the possibilities, these buyer-broker agreements have been in use for a long time. But let's be honest, there aren't a lot of those potential buyers in a market where buyers have, for the most part, not had to pay for these services "out-of-pocket".

Fourth, an agreement is NOT required if a potential buyer is just visiting an Open House and the attending agent is answering questions about the house. However, there is a line where an agreement might be required IF the potential buyer desires to get more representative personal advice regarding the purchase of that particular house or others.

Fifth, a "buyer agent" is not "required" in Florida. A buyer CAN go directly to a listing agent as long as the seller, in their listing agreement, has authorized the agent to work with potential buyers and the agent is a "Transaction Broker/Agent" (more on that later). However, under the new rules, if the listing agent is allowed to work with buyers, verifies that the potential buyer is not working with another agent under an "exclusive" agreement, and takes on the representation of the buyer, the buyer must still sign a buyer-broker agreement. It may still be beneficial financially to do that as the terms are still negotiable, BUT going directly to the listing agent DOES NOT alleviate the requirement under the new rules to enter into a buyer-broker agreement.

Sixth, these rules where seller pays seller's broker, with the "option" of compensating a buyer's broker, and the requirement of a buyer-broker agreement between a buyer and broker/agent have been in place in 18 states BEFORE the settlement. So while this is new in the majority of states, including Florida, it is not new nationwide.

Seventh, these new rules went into effect in our area on August 6. The MLS that covers The Villages counties decided to move early on this and not wait until the August 17 national deadline, so that is why many buyers (and some agents) are being caught a little off guard by this. There is going to be some confusion for a while.

Eighth, as mentioned before, seller's may still offer compensation to the buyer's agent in the Listing agreement, but said potential compensation is no longer allowed to be advertised or shown on the MLS as a "unilateral" offer of a specific compensation to an agent that brings a buyer. This is a requirement of the new rules to make sure that it is clear that compensation is completely negotiable (as it has always been, although THAT has not always been clear to all parties which is part of the gist of the lawsuit). Listing agents CAN advertise that the seller is offering compensation to buyer agents on their websites, on a flyer inside the home, and other places, just NOT on the MLS. If a buyer agent contacts a listing agent about compensation being offered by the seller, the listing agent is required to answer those questions so everyone knows the situation up front.

Ninth, previous to these changes, agents could see the percentage that the listing agent/seller was offering to "cooperating" buyer brokers in the MLS. That information has now been wiped from the MLS. There is a simple Yes/No question as to whether the seller is offering "concessions" and though the amount of the concessions MAY be disclosed, that information is not required.

Tenth, if a seller is offering concessions, it is not automatic. A buyer must specifically request concessions in a purchase contract, and those concessions, if agreed upon, may be used by the buyer for ANY purpose including fulfilling the terms of the buyer-broker agreement. If they don't use the concessions for agent compensation, then the buyer will have to compensate their broker/agent out-of-pocket according to their agreement.

Eleventh, these rules and disclosures now make it very clear that everything is negotiable when it comes to agent compensation on both the buyer and seller side. Again, it has always been negotiable, but THAT has not always been clear and completely transparent. Now, there are new listing agreements and buyer-broker agreements and new "compensation agreements" (if the seller decides to offer compensation to a buyer broker) that clearly state the negotiability of all this. Sellers now have to make a decision as to whether or not they think it is in their best interest to offer buyer broker compensation or "concessions" and at what level. This is not new, but it is going away from the "way things have always been done" where most sellers have gone along with the accepted practice in the market area (also a reason for the lawsuit, the settlement, and all these new rules). If the seller doesn't offer compensation to the buyer agent, it could reduce the pool of buyers. Let me be clear - it is an ethical violation for a broker/agent to NOT show a house a buyer wants to see based on compensation offered (or not offered) by the seller. HOWEVER, it may very well be the BUYER that chooses not to see homes IF they won't be getting any potential assistance to help cover this potential "new" out-of-pocket expense.

Twelfth, agents for Properties of The Villages (POTV) are licensed agents BUT they are NOT members of NAR (thus not "Realtors"), so the new rules do NOT apply to them. We all know POTV doesn't negotiate much, and I have no problem with that. However, that fact and these rules can be good and bad for consumers for a variety of reasons, but I'm trying to keep my opinions and speculation out of this.

Thirteenth, there are three statutory agency relationships in Florida between consumers and real estate brokers and they each have different "duties" of the agent to the consumer (the consumer also has some responsibilities to the broker/agent). This post is already long enough so I'm not going to get into the minutiae of the differences of the specific duties at each level.

The highest level of representation which includes fiduciary duties is "Single Agent" and this relationship MUST be clearly stated in listing and in any buyer-broker agreements.

The next level is "Transaction Agent" which is the statutory default in Florida IF the listing agreement or buyer-broker agreement does NOT indicate otherwise.

The lowest level of representation with the fewest duties (although there are still some) to the consumer is "No Broker Relationship" but that also must be clearly stated in agreements.

As has been correctly mentioned in this thread and several others there is no Dual Agency in Florida which means a broker CANNOT be a "Single Agent" for both a seller and a buyer in the same transaction - it is deemed too much of a conflict and theoretically impossible for a broker to provide the highest level of representation and fiduciary duties to both parties; therefore it is not allowed in Florida (it is allowed in some states). However, if the parties - seller and buyer - agree that they are fine with one agent handling both sides and facilitating the transaction with no fiduciary duties to either side (but still strong representational duties), that can be done in Florida as a "Transaction Broker/Agent".

Now, what has also been stated in many of these related threads is that one must consent in writing for a broker to be a "Transaction Broker/Agent" - that is not true. As mentioned above, "Transaction Broker/Agent is the default in Florida IF none of the three relationships is specifically stated in the agreements - that fact is in the statutes. With that said consent to "transition" to a "Transaction Broker" IS required IF the original relationship entered into was as a "Single Agent", and it is later desired to allow that broker/agent to facilitate both sides of the transaction (for any number of reasons that may be beneficial). There is even a Florida approved "Single Agent" listing agreement that incorporates this "consent to transition to a Transaction Broker/Agent" right into it IF the seller knows at time of listing that they would be okay with this if the situation arises. Or, they can always decide later in a separate written consent form.

Whew! Sorry about all that. And I'm sure I'll think of things I left out, but I hope it provides some clarification in what is happening. I've tried to stick to the facts, and leave my many opinions out of it, but I'll be happy to share those later if anyone cares.

By the way I've used the term broker and agent somewhat interchangeably, but understand that ALL these agreements are legally between the consumer and the Broker although the agent generally, but not always, has authority to enter into them on the Broker's behalf.

Finally, for background, I was a licensed attorney specializing in real estate in Kentucky and Indiana where I ran/co-owned a large title company, but I gave those licenses up long ago to live and travel in our RV for 15 years before we came to The Villages in late 2019. During the pandemic, I got my Florida real estate license, and I dabble part-time as an MLS agent here in The Villages, although maybe not for much longer. The market will eventually figure out all these new rules and their effects but, in the short term, all this takes a lot of the fun out of helping buyers look for homes.

This should be made into a sticky post and hopefully quell the numerous new threads on the subject. Everyone should read this first, and if you still have a question, read it again.

Excellently written and explained.

[MightyDog]

With these "new rules", I'm afraid way too many people will opt to "go it alone". Having dealt with 100's of "retail level" consumer buyer's, most don't have a clue what to do or how to do it. They're going to be lost and in danger of making huge mistakes, particularly in a state like Florida, which tries to keep lawyers out of the buy/sell process. Caveat emptor will take on a whole new level of importance.

No doubt that many buyers should not be operating on their own. They just aren't experienced enough, aware enough or have the needed confidence...any of which could be costly.

Questions, please:
1 - Define what you mean by "huge mistakes" and "particularly in Florida" -- what's unique about FL in this regard?
2 - Why does FL try to keep lawyers out? Also, why is a lawyer necessarily needed? (Inspectors and title companies are only what's used in many other states.)

[Velvet]

1. If it is a buyer market, your agent can put in the offer that the owner pay closing cost. Most likely it will include the money spent for his commission but is not called a commision. This is a legal way to get around MLS regulation that the buyer pays the buyers agent.

2. You may want a buyer agent because if not, the sales agent writes the agreement. The agreement most likey will not protect you should something goes wrong.

3. You can look at open houses without having a buyer agent. You can also ask a buyer agent to put a clause that you are allow to terminate the agreement. He may require that if he shows you a house and you terminate the agreement, he is still the agent for X number of months. Sounds fair to me.

Talk to a buyer agent. Ask the agent what s/he can do for you.

Number 2 point; that is what my real estate lawyer does, except they are cheaper and give legally correct advice. And I am not locked into paying a buyer agent whether he/she shows me the house I buy or not for 6 months or so.

Also, because what stands up in court is the WRITTEN agreement, I make sure I understand every bit of it and write into the contract in my own words what I understand if it is ambiguous, and also write in anything I expect precisely - I write into my offer - because that is what it is - my offer - to be crystal clear to both myself and the seller.

[CoachKandSportsguy]

our renters rented for a little over two months,
found a house and closed about 6 weeks into the 10 week rental. .

its possible if you can make a decision quickly, and are reasonable about location and house design. Although a pain in the azz, you can always move within TV, after about 2 years, when your house will gain enough to pay off the selling commission and buy the same $ house which checks all the boxes. .

If you have very specific boxes to check, there may not be a complete box checked house available at the time of your arrival. In that case, just rent and take the 4-6 months to make a decision. .

*note, we bought a designer lot on Wednesday during a week's lifestyle visit to a place we had never heard about before. . . . .

all depends upon your ability to make a decision and to be somewhat lucky with what's available when you visit.

[rjm1cc]

I agree this can be a problem. I would add to the agreement "exclusivity applies only to the properties your company accompanied me on a tour". I would sign and then return to the broker. He can accept or reject. I would not negoated the wording with him before modifying the agreement. I would listen to suggestions and maybe a compromise on the wording. The idea is he loses you as a customer or meets you halfway.

[BrianL99]

No doubt that many buyers should not be operating on their own. They just aren't experienced enough, aware enough or have the needed confidence...any of which could be costly.

Questions, please:
1 - Define what you mean by "huge mistakes" and "particularly in Florida" -- what's unique about FL in this regard?
2 - Why does FL try to keep lawyers out? Also, why is a lawyer necessarily needed? (Inspectors and title companies are only what's used in many other states.)


There are pitfalls to buying property, as most people know. Unfortunately, they don't always know what they may be. In a situation as complicated at TV, there are deed restrictions, use covenants, easements up the gazoo and a lot of things that novices take for granted or don't pay attention to. To say nothing of the terms and conditions of a contract.

What I don't like about Florida, is they use a "1 step process" for buying/selling. In most states I've done business and in all commercial transactions, it's a 2 step process. It starts with an "offer" or "letter of intent", both of which are essentially "agreements to agree". After those are signed, which include the basic parameters of the deal, attorneys (generally on both sides), will prepare an agreed to Purchase and Sale agreement. Both trying to protect their clients.

Real Estate brokers almost always use a "standard form" which is prepared by their Association and would have one believe, they are non-negotiable. That's always been untrue, but it's sometimes a struggle to revise them.

Florida, as well as many other states, strive to keep lawyers out of the mix, because they don't want the aggravation and brokers want to control the sale, using standard paperwork and hoping nothing goes wrong.

It boggles my mind, that someone will take $400,000 of their money and hand it to some admin person at a Title Company and just assume everything will go fine. The people doing most of the work at title companies are clerks ... no more, no less.

Who's at risk, if the house burns down during the closing? Or before? What if it was damaged by fire, 3 days before closing? Can you get out of the deal?

Who's at risk if the home isn't in the same condition as it was when you signed the agreement? Can you get out of the agreement?

What happens if a CDD issued a serious fine and put a lien on the property, between signing the agreement and closing? Can you get out of the deal?

What if you move into your new home and find out, someone's been using part of your back yard as a "pass through" to somewhere and has been doing it for 20 years ... can you now stop them?

What happens if one of the owners dies, prior to closing? What happens if the seller just changes their mind?

There are 100's of thing that can complicate a sale. 95% of the time, they don't occur. If you end up in the 5% with problems, you'll be glad you had a lawyer on your side.

Just my opinion, your mileage may vary.

[CoachKandSportsguy]

There are pitfalls to buying property, as most people know. Unfortunately, they don't always know what they may be. In a situation as complicated at TV, there are deed restrictions, use covenants, easements up the gazoo and a lot of things that novices take for granted or don't pay attention to. To say nothing of the terms and conditions of a contract.

What I don't like about Florida, is they use a "1 step process" for buying/selling. In most states I've done business and in all commercial transactions, it's a 2 step process. It starts with an "offer" or "letter of intent", both of which are essentially "agreements to agree". After those are signed, which include the basic parameters of the deal, attorneys (generally on both sides), will prepare an agreed to Purchase and Sale agreement. Both trying to protect their clients.

Real Estate brokers almost always use a "standard form" which is prepared by their Association and would have one believe, they are non-negotiable. That's always been untrue, but it's sometimes a struggle to revise them.

Florida, as well as many other states, strive to keep lawyers out of the mix, because they don't want the aggravation and brokers want to control the sale, using standard paperwork and hoping nothing goes wrong.

It boggles my mind, that someone will take $400,000 of their money and hand it to some admin person at a Title Company and just assume everything will go fine. The people doing most of the work at title companies are clerks ... no more, no less.

Who's at risk, if the house burns down during the closing? Or before? What if it was damaged by fire, 3 days before closing? Can you get out of the deal?

Who's at risk if the home isn't in the same condition as it was when you signed the agreement? Can you get out of the agreement?

What happens if a CDD issued a serious fine and put a lien on the property, between signing the agreement and closing? Can you get out of the deal?

What if you move into your new home and find out, someone's been using part of your back yard as a "pass through" to somewhere and has been doing it for 20 years ... can you now stop them?

What happens if one of the owners dies, prior to closing? What happens if the seller just changes their mind?

There are 100's of thing that can complicate a sale. 95% of the time, they don't occur. If you end up in the 5% with problems, you'll be glad you had a lawyer on your side.

Just my opinion, your mileage may vary.

Well typed and another reason why FL is a third world state. .

[CoachKandSportsguy]

I agree this can be a problem. I would add to the agreement "exclusivity applies only to the properties your company accompanied me on a tour". I would sign and then return to the broker. He can accept or reject. I would not negoated the wording with him before modifying the agreement. I would listen to suggestions and maybe a compromise on the wording. The idea is he loses you as a customer or meets you halfway.

I would also consider adding a short time limit as well. . to limit the company or representatives opportunity to accompany you . . .

Striking out a line and inserting new requirements without the agent's prior signature is perfectly acceptable in this case, and if its in a docusign pdf, time to create your own word document / pdf for your conditions, and have that printed and available electronically for any open house mandated buyer's agent. .

The other potential route is that passing the realtor's license exam is not that hard. Pass it and then represent yourself as a licensed broker.

YMMV

[BrianL99]

The other potential route is that passing the realtor's license exam is not that hard. Pass it and then represent yourself as a licensed broker.

YMMV

The 2 year "apprenticeship" is the problem with that.

[JMintzer]

This thread...

https://i.kym-cdn.com/photos/images/original/000/705/640/673.gif

[Topspinmo]

It doesn't matter how you do it in the end you're still paying for it, sellers are stupid and won't be giving up a dime.

Are or aren’t? Are don’t make sense?

[jmac1031]

I am not up against any deadline to buy my forever home in TV, but my retirement date is approaching. With the new real estate law most realtors are requiring a buyer's agent agreement to show properties listed on the MLS. I saw one of these forms from a large realtor in TV that stated that I was exclusive with them for sixty days on any purchase. I am wary of the possibility that these agreements can limit my buying experience in a ton of ways. Few Examples: For Sale By Owner, VLS, Promptness of showings may be limited, delays in paperwork or offers. I believe in the motivation of commissions but with exclusivity to an individual agent the dynamic changes. I will be watching and waiting to hear of any experiences coming after new law takes effect on August 17 and moving forward. See you all as a neighbor in TV early 2025!

You stipulate the dates - the properties you identifyto the agent area, price, county, etc.(&whether FSBO etc) and area, a county, whether the seller is paying the compensation and not you, and the amount of the compensation! Be wary of boiler plate contract already filled in for you They wishful thinking on the part of the broker who create the forms. The point of the settlement everything is negoiatable. A form is required to see any properties in MLS. All agents will require it. No exceptions! Do some looking at open houses and feel out different agents for their requirements. A form is not required to attend an open house unless you start to negoiate on the home. Remember Realtors will not and should not have to work for free.

[margaretmattson]

You stipulate the dates - the properties you identifyto the agent area, price, county, etc.(&whether FSBO etc) and area, a county, whether the seller is paying the compensation and not you, and the amount of the compensation! Be wary of boiler plate contract already filled in for you They wishful thinking on the part of the broker who create the forms. The point of the settlement everything is negoiatable. A form is required to see any properties in MLS. All agents will require it. No exceptions! Do some looking at open houses and feel out different agents for their requirements. A form is not required to attend an open house unless you start to negoiate on the home. Remember Realtors will not and should not have to work for free.A listing agent is not working for free. The contract between the listing agent and the seller stipulates how much the agent will receive. Buyers agents must negotiate with their client or the listing agent /seller for compensation. If all are unwilling to pay, you cannot force them. Walk away and find someone who is willing to compensate you for your professional expertise. Selling real estate has changed. Those who are unwilling to accept the new way to do business should seek other employment

The OP is wary of signing the paperwork needed to simply view homes. If he is coerced to do so, (by agents refusing to show him homes he has interest in) his signature on the documents mean nothing. He can walk away from the deal at any time. Forcing anyone to sign something against their will is illegal. The seller, agent, or broker can try to sue but they will most likely lose.

IMO, there are many things in the new "required" buyer documents that seem sketchy. I expect someone to take the brokerage firms to court faster than you can say Jiminy Cricket.

[Craig Vernon]

Wow, Thanks for all the excellent advice as there are too many to respond to individually, please accept that I have read them all. Again, this is a wonderful forum to find some deeply thought-out responses. My wife and I look forward to being your neighbor coming into the new year.

[retiredguy123]

A listing agent is not working for free. The contract between the listing agent and the seller stipulates how much the agent will receive. Buyers agents must negotiate with their client or the listing agent /seller for compensation. If all are unwilling to pay, you cannot force them. Walk away and find someone who is willing to compensate you for your professional expertise. Selling real estate has changed. Those who are unwilling to accept the new way to do business should seek other employment

The OP is wary of signing the paperwork needed to simply view homes. If he is coerced to do so, (by agents refusing to show him homes he has interest in) his signature on the documents mean nothing. He can walk away from the deal at any time. Forcing anyone to sign something against their will is illegal. The seller, agent, or broker can try to sue but they will most likely lose.

IMO, there are many things in the new "required" buyer documents that seem sketchy. I expect someone to take the brokerage firms to court faster than you can say Jiminy Cricket.
I agree. I am not going to sign a contract just to see a house that is for sale. What's next? Car dealers asking customers to sign a sales contract before they even see the car?

[DebMil]

I will have moved to TV by Sept 8...in less than a month. My packed POD will be in storage in Ocala until I call for delivery of it.

After recovering for a couple days, I will be full-court press in home touring and buying mode. I will do it on my own, as I have several times in the past elsewhere, which works to both my favor and the sellers (one less agent to pay). I have my eye on 2 or 3 pre-owned currently on the market and have no intention of hiring a buy-side agent.

That's it. That's how I will do it. :boxing2:

That's how I planned it. But, when I looked at a home and favored it, Zillow sent me a buyer's agent, who called me.
Now, everytime I favor a home, a message pops up " view this home with your buyer's agent Rita? B.S.
Make sure you call the listing agent directly and not the 866 # or the contact by text box. It goes to Zillow who assigns you an agent.