Do we need our own Realtor?
 

Should we get our own Realtor to buy in The Villages or is it best to deal directly with a sales agent?

Thx

If you want to purchase a new home you will need TV sales agent. If you want to look at pre-owned you want to get a an outside realator. TV sales agent can sell new and pre-owned that are listed with them. To see all the pre-owned available you need both TV sales agent and an MLS agent.

Real Estate Agents typically represent the seller. You would be wise to get a "Buyers Agent" to represent you as the Buyer. Normally, the Buyers Agent splits the sales commission with the Selling Agent so it actually does not cost you and you have someone dedicated to looking out for your interests. Any licensed Real Estate Agent can be a Buyers Agent but some specialize in that field.

Some Misinformation . . .
 

Sorry, but you are wrong. Real estate agents do not typically or necessarily represent a buyer or a seller, for that matter.

As a Realtor/agent for over 30 years, I and 99% of the Realtors I have worked with, have worked as a transaction agent. A transaction agent, to save words and make it simple to understand, is simply that we deal fairly and honestly with both parties. There is full disclosure to both parties regarding known details about the property.

I and those I have worked with have never found it necessary to work as a buyer's agent. Your advice that "would be wise to get a buyer's agent" is intimating that an agent who works as a transaction agent is dishonest. Nothing could be farther from the truth!

Commissions are not split between the agents. By law, commissions are paid to the broker and an agent will receive his/her split from the broker.

Realtors are members of their local Board of Realtors as well as the National Association of Realtors and abide to the Code of Ethics as set forth by the National Assn. of Realtors. Villages' agents are not Realtors; they are agents only and consequently, none of the above applies to them.

There's a reason we now have full disclosure laws for the real estate industry. I have dealt with numerous RE agents over my life and can recall many instances of less than full honest transactions. Sorry, but your industry is no more honest than the auto dealerships or the financial industry. Just a few examples; "buy now before the build out is complete", selling seven year old rental homes as "new" homes, daily advertisements for new homes with prices NOT including the several thousand dollars bond.

Undesirables Exist in Every Field and Walk of Life.
 

Full disclosure laws have been in effect for many, many years. These laws are nothing new. As a matter of fact, both buyer and seller should be signing a seller's disclosure. The form is a legal document in the event a problem arises regarding what is stated about the property.

I don't know in what field you were employed, but I can guarantee there were some undesirables working in your field also. So let's get beyond that those who work in one specific field lie more than another. I've never heard of anyone selling a 7 year old rental home as new, and there are laws that protect buyers from those kind of lies.

In The Villages, I have not seen a house for sale that included the bond unless it was so stated in the listing. That isn't such a big deal because the bond is part of full disclosure. Most people don't even know what the balance is of their bond!

I agree.

Have bought properties with and without realtor. It depends how comfortable you are in reviewing all paperwork. To see all properties for sale, you will need a Villages agent, Independent agent, and individuals for sale by owners. All new properties are Villages only. Same Villages agent can do new and used on Villages listed properties.

Have fun and don't stress. There was and still may true, all Villagers own 3 homes. So this is only your first.

The whole concept of a "buyers agent" is deceptive. The seller of a house pays the entire commission to the listing broker. Therefore, all agents involved in the transaction, who share in the commission, work for and are paid by the seller. The buyer pays nothing and gets nothing in terms of real contractual "agency" representation. If the real estate industry wants to honestly promote the buyers agent concept, then they need to develop contracts that require the buyer and the seller to pay separate commissions or fees for services rendered.

You are getting some confusing and inaccurate info on previous posts. Dual agents are not allowed on Florida. Best source of accurate info will be a Florida Real Estate / Land Use attorney.

[QUOTE=TOTV Newbie;1312998]Should we get our own Realtor to buy in The Villages or is it best to deal directly with a sales agent?

From bbbbbb:

Here is our take on this and it worked well for us in many Realty deals here and elsewhere.
1. Contact and review with a Village Agent
2. Contact and review with an outside Realtor, Remax, Grizzard, Executive etc.
3. Contact the For Sale by owner on this or on their own website.
4. Buy a lot and have the home of your dreams built, caution, buy a case of Aspirin pills for this one.

That way you get total coverage, will probably learn the most of what you need to do.
We think it is most important,,,,,,,,,,,,,,,,,,,,,,,,, Get to know the area, and settle on that item first. AREA!!
Decide on a home or Villa as to what is best for you.
We have had 12 homes, mostly elsewhere and have done the items listed above. Take your time and do what is best for you and your family. Probably best to not take too much stock in what you may be TOLD.
And,,,,,,,,,,,,,,,, get a big tablet, list what you want and then go after the many challenges to get it as you want and try to protect your sanity and blood pressure. So,,,,,,,,,,,,,,,,,,, TAKE YOUR TIME AND BE PATIENT.

bbbbbb and Mrs. bbbbbb :024:

Hire both...totally trust neither.

Don't be afraid to ask tough questions and hold the agents accountable for giving you an answer...in writing if necessary.

The minute you ask them to put in writing what they've verbally told you (expansions/adding a pool/guaranteed 'views'/etc.), is when you'll start to get a hint on where their loyalties actually lie.

Just remember, they get paid for selling a house...not for total honesty or being your friend.

Good luck. :thumbup:

The Villages - Search for New, Pre-owned Homes and Villas in The Villages, Florida

If you go to this link you will see what Outlaw was referencing, or as an unsuspecting buyer going on 'thevillages.com' 'homes for sale', then 'new homes', then 'lake sumter area' you would find 18 CYV (Courtyard Villas) for sale, which is where the link will take you. Most everyone who's been in TV (The Villages) for a time and or might have even stayed on a LSV (Lifestyle Visit) at one of these homes, will know they are 7 years old. Since you're newer, you might have stayed at Alden Bungalows on a LSV, just imagine 6 years from now Alden Bungalows will be listed as new homes for sale.

And what you are describing has nothing to do with an independent Realtors here! The disclosure laws are only enforced for Realtors! Yes I did see courtyards being sold as new when they're 7 to 8 years old! But they are not listed with a Realtor!

And then....their kid get parole and moves in....


https://theiapolis.com/d8/hSU/iSRB/k...-lecter-in.jpg

Some Inaccuracies
 

Yes -- there is some confusing and inaccurate information in previous posts.

Although the seller may be paying the entire commission, the listing agent and selling agent do not both work for the seller. In this case, I am speaking about the agent for the buyer. The majority of Realtors are transaction agents as I've mentioned in a prior post.

A true buyer's agent does have a contract which the buyer must agree to and sign. In the case when a Realtor is a buyer's agent under contract, the buyer would be paying their Realtor a commission, not the seller.

Nowhere in any of the above comments, do I see mention of a dual agent and don't know why this was brought up.

The Florida Real Estate Commission (FREC) in Tallahassee can answer anyone's questions regarding real estate in Florida.
(850) 487-1395

KuKukachoo Mrs. Robinson. There are many realtors around here who resent not being able to participate in the new home sales. Sometimes they use this forum for demeaning some very wonderful folks like long time ethical and responsible sales agents working for The Villages.

We have purchased two new homes through our Villages sales agent and would use him again. He and his wife have become our friends. There are many, many, who will praise the Villages sales agents who worked with them. What I like about working with a Villages sales agent is the LACK of pressure and the absence of HOUNDING often found when you work with realtors. Ours showed us some used homes at our request, but in the end decided we really wanted a new home again.


To the OP, use both a Villages Agent and a realtor if you are looking at used homes is the advice most would give you. Lyle Gant, a realtor who advertises on this forum has a good reputation and is very helpful and not pushy.

Exactly. RE agents are no better and no worse than other vocations. My response was to a post that claimed RE agents were above reproach. And just because you haven't heard or seen something doesn't mean it doesn't happen. I compare the exclusion of a bond on a house price ad to the car dealer agreeing to a price, then pulling out a contract with additional "costs" PRINTED on the contract. You may call that marketing or business as usual. I call it deceptive business practice.

The buyer may sign a piece of paper with an agent, but, unless the buyer agrees to pay money to the agent that does not come from the seller's listing agreement, it is not an enforceable contract under common law. The listing agreement signed by the seller is the only real contract, and it is the source of all income that the agents involved in the transaction receive. That is why buyer agency agreements are deceptive.

I believe that is incorrect. A Realtor is a designation for a member of the Multiple Listing System. A Realtor is also a real estate agent, but a real estate agent isn't always a Realtor. ALL real estate agents licensed in Florida are subject to the disclosure laws of Florida.

What do you think you're doing, if not demeaning these real estate agents?

Yep.

I think it is beyond disingenuous to try and slough off all (or even the majority) of complaints regarding TV sales agents...as being from other disgruntled realtors.

While I'm sure there have been a few, I'm also just as sure that TV agents have tried to demean outside realtors on TOTV. :ohdear:

The bottom line for the OP is to get one of each and just make sure you've asked all the questions noted in the plethora of threads here at TOTV...and get the answers in writing if it is important.

Good luck to the OP in your search. :thumbup:

Whoa! More Misinformation.
 

Mr. Nut -- you obviously don't know what information is included in a "Seller's Disclosure." I believe these disclosures are used throughout the country. I personally, would never sign a contract for sale unless the seller provided one. There is nothing personal in this disclosure. It has to do with the physical house, the land, the area, i.e., any problems past or current, anything that would threaten the property or neighborhood. The disclosure covers many things and has nothing to do with the agent or Realtor. A seller must divulge any negative issues and state them in the disclosure, and sign and date the form. The buyer in turn must date and sign when a contract of sale is written. If the seller does not divulge something, he can be sued.

The term "Realtor" is a registered trademark of the National Association of Realtors (NAR). To be a Realtor you must be a member of your local board of Realtors and a member of the NAR, pay dues and abide by their Code of Ethics. You must be a member of both organizations to access the Multi-List System (MLS).

Let's be Honest and Tell it Like it Is!
 

KuKukachoo???

Gracie -- let's call a spade a spade. I am sure there are many fine, upstanding agents that work here in the TV, and the same holds true for Realtors who work for outside agencies. Please don't harp how Villages' agents are not pushy while Realtors are. That is pure nonsense!

If a Realtor resents not being able to sell Villages listed properties, their resentment is not unfounded. You may not get it, but that is how the "real" real estate industry works. This is how Realtors earn a living! That is why the Multi-List System works to benefit everyone.

While there may be many fine agents working here in TV, there is also a pretty good supply of those who lack experience, commitment and are lazy. This is also true throughout the industry. To say that there aren't any bad apples in the sack is a misnomer and simply not true.

At one time The Villages did cooperate with outside brokers. At some point (I don't know how long ago it was), they stopped because they felt they didn't need the Realtors. They figured why only take a piece of the pie when they could have the whole thing. So with this new system, do you know who paid the price? Well, I'll tell you . . . The residents of TV who wanted to list their house for sale! Their new system only benefited TV and the outside brokers and residents suffered.

So if there is resentment, it is with good reason. Greed unfortunately, changes many things and usually hurts everyone except the one who instituted it, as in this case.