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

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:

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.

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.

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.

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.

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.

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.

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.

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.)

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?

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

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.

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.