[MNViking]

I have bought and sold a few homes in my past, so I get the process. So, if having a selfish point of view which I should have when making a purchase. I still don't have the confidence in the avenue of MLS vs VLS to have someone on my side to negotiate the best pricing for us when getting to purchase a Pre-Owned home.

I get VLS representation can sell the New Homes, but they can also sell pre-owned if listed through VLS... I think that is accurate?

However, does it behoove me to get a VLS Rep and expect that they will negotiate in our interests when looking for a deal in The Villages. (Not saying their would be collusion, but why would you want to not gain as much as you can when both people are representing VLS only? Where is the incentive to get the best pricing?). I do understand market, your comparables etc. but I know most of you will acknowledge what I mean. I want a deal, and someone that can help or is known for helping to close that deal.

I want to say I got this great deal later, and not go... Yes, I really over paid for that based on some other sales I see go on right after lol.

If I go MLS, they can sell everything in the MLS but not VLS homes? How does that work? To be frank, I reached out to one whom is a MLS listed and highly rated from what I saw that PM's me on my very first post to never hear back when I posed a questions. (Their DM was closed on here when I went to reply, so went to their site and never heard back on that form I filled.). I am not interested in getting bombarded by every real estate rep in the VLS or MLS, until I have the confidence of the direction I need to go.

I love my current person whom I have worked with for over 15 years, but not licensed in FL, and even then still may not know the intricacies of the VLS situation here.

As usual, thank you for all the future helpful guidance. I appreciate that vs just the random opinions, and I do recognize that takes more time to respond.

So far my interactions on here, have been great! That is so welcomed by me through this stage in the game.

[BrianL99]

Originally Posted by MNViking

I have bought and sold a few homes in my past, so I get the process. So, if having a selfish point of view which I should have when making a purchase. I still don't have the confidence in the avenue of MLS vs VLS to have someone on my side to negotiate the best pricing for us when getting to purchase a Pre-Owned home.

I get VLS representation can sell the New Homes, but they can also sell pre-owned if listed through VLS... I think that is accurate?

However, does it behoove me to get a VLS Rep and expect that they will negotiate in our interests when looking for a deal in The Villages. (Not saying their would be collusion, but why would you want to not gain as much as you can when both people are representing VLS only? Where is the incentive to get the best pricing?). I do understand market, your comparables etc. but I know most of you will acknowledge what I mean. I want a deal, and someone that can help or is known for helping to close that deal.

I want to say I got this great deal later, and not go... Yes, I really over paid for that based on some other sales I see go on right after lol.

If I go MLS, they can sell everything in the MLS but not VLS homes? How does that work? To be frank, I reached out to one whom is a MLS listed and highly rated from what I saw that PM's me on my very first post to never hear back when I posed a questions. (Their DM was closed on here when I went to reply, so went to their site and never heard back on that form I filled.). I am not interested in getting bombarded by every real estate rep in the VLS or MLS, until I have the confidence of the direction I need to go.

I love my current person whom I have worked with for over 15 years, but not licensed in FL, and even then still may not know the intricacies of the VLS situation here.

As usual, thank you for all the future helpful guidance. I appreciate that vs just the random opinions, and I do recognize that takes more time to respond.

So far my interactions on here, have been great! That is so welcomed by me through this stage in the game.

You need a VLS broker and an MLS broker, if you're interested in buying a pre-owned home. There is no option, if you want to see everything that's available for sale.

Brokers, for the most part, don't care what a home sells for. Their goal is to make a sale, that actually closes. The 2%-3% of the sales price that's going to end up in their pocket, isn't sufficient for them to have any other goal.

They get an extra $10,000 for a home, they get to make an extra $300? Like Stock Brokers, they don't really care if the market is up or down, they're getting paid on the action.

[Altavia]

Others will chime in but go to a few open houses until you find someone you click with.

[shaw8700@outlook.com]

You don’t know if your deal is the best or not. Here in TV the location means a lot more than square footage. Is it close to pickleball/tennis courts? Is it close to a street or a cart path? The music venues? Does it have golf course and/or water views? All these things have to be considered.

[OrangeBlossomBaby]

VLS homes TEND TO sell for close to asking price. They are priced to sell. MLS sales CAN OFTEN BE priced to accommodate the emotions of the seller.

Notice the all caps words, they're stressed on purpose.

You won't find as much wiggle room on a VLS sale, as you will on an MLS sale, all things being equal. Regardless, don't overthink it. If you see a home you think you can enjoy living in, in an area that suits you, near the activities that interest you most, within your budget, then put in an offer. The worst that can happen is they turn you down without a counter-offer.

[Topspinmo]

Lot of houses on market everywhere at moment, due to market way over priced, due to rapid inflation in last few years and interest rates don’t help either. Home/property only worth what someone is willing to pay. Seller normally has target price unless desperate will not sell for less. Buyer can offer what they want the seller can only go down in price never up unless they remove from market and list it again which happens. So they price house to meet their target price after the negotiations. Around here seems VLS contract (i don’t know about MLS) want large amount of earnest money in case deal falls through at last minute. Packing up and getting ready to move the last week or so costs money.

[margaretmattson]

If a bargain is your primary focus, be open-minded! Do not fixate on one style of home, one location, or the age of home. Visit both the VLS and MLS sites OFTEN. Take notes. Then wait! Some of the homes on your list may sit without interest for months. When this happens, you may have the upper hand. This is when you make an offer below the asking price. The worst that will happen is a firm no. Move on and try the same procedure again.We did this 3 times before buying our present home. In our final attempt, the owner had passed and the heir was eager to rid himself of the cost to upkeep the home. With patience and consistently searching both sites, I believe anyone can eventually find a bargain.

[J1ceasar]

Originally Posted by shaw8700@outlook.com

You don’t know if your deal is the best or not. Here in TV the location means a lot more than square footage. Is it close to pickleball/tennis courts? Is it close to a street or a cart path? The music venues? Does it have golf course and/or water views? All these things have to be considered.

There is no such thing as the best price as the person above just said. Or you can look at is previous sales in the same area that you want a home to at least know you're in the reasonable same price per square foot.

Homes in The villages are at least 200% more than other homes in communities nearby simply because people want the villages. Home is here that are 600,000 would be $300,000 in other communities nearby that are much smaller than have very nice ammenities but don't have free golf or 3,000 clubs to join so that is another choice you want to consider.

Location is extremely important because the new sections are sometimes very close to the turnpike noise but the old sections are older and more crowded but have more shopping.

Someone with a wife will probably realize that she wants something brand new but they don't customize brand new homes here anymore other than maybe paint colors and floor choices . It's a high demand situation unfortunately where you don't have much choice and everything seems to be in a lottery system. So if you want to true value you have to go used and even then you're not going to get a real deal.

There are many other communities that are perfectly acceptable and nice places to retire and you probably could get a deal but that means saving $20,000 on a house and is that really matter to you?

[RoadToad]

In answer to the OP question; in our experience the Buyer Reps desire to get the commission overpowers the desire to sincerely negotiate on your behalf. Lip service ensues.

[sdeikenberry]

You cannot trust a VLS broker will work to your benefit. Their goal is to sell homes for the developer. Period. That’s it.

[Papa_lecki]

Originally Posted by MNViking

I still don't have the confidence in the avenue of MLS vs VLS to have someone on my side to negotiate the best pricing for us when getting to purchase a Pre-Owned home.

Don’t plan on your agent to be your negotiator - you are your negotiator.
You can’t set your price based on what you can afford, you set price based on comps.

If you think a hosue is worth 400,000 and it’s instead for 450,000 - lay out why you think it’s worth $400,000 and stick to it - there are plenty of houses for sale.

Problem is, buyers get emotionally attached to a house, and realtor knows that - so buyers overpay.

[jmaccallum]

If you are looking to find a “Deal,” the first thing (Very Important) to understand in the Florida Real Estate Market is Agency Relationship. In many states you have Real Estate Agents acting either as a Buyer’s Agent or a Seller’s Agent, representing one or the other in a fiduciary relationship, in other words tasked with seeing to your best interests - working for you. Not So in Florida.

In Florida, 99% of Real Estate Agents designate themselves as “Transaction Brokers.” In other words, they Do Not represent the Buyer nor the Seller. They only “facilitate” the transaction. In this way, Any and All Agent Liability is eliminated. As a “Transaction Broker,” Florida Real Estate Agents are not responsible/liable for anything they tell you, anything they don’t tell you, nor even anything they put it writing to you - read the contract, it is blatantly stated.

As a result, the Florida Real Estate Market is Caveat Emptor - Buyer Beware. So, if you want a “Deal” you are going to have to find it. It’s not hard, all Real Estate transactions are public record - so learn the history of the property.

For MLS properties it is as easy as scrolling down on Zillow to see the date listed (Days on Market) and any price changes since listed. Most also have the last date purchased and the amount. Did they buy it in 2023 and are looking to make $150k on it or did they buy it in 2006 and are the original owners? Much different motivation to sell and price they will probably entertain.

For VLS properties a little more work is involved. Start online at the respective County Clerk’s website. Look at the Tax Card for history and prior purchases. From there you can click on the deeds (who owns it) and mortgages - see how much they paid and what if anything was/is financed. You can do this for MLS properties, too. Once you get used to it, you can find your info in minutes.

I mentioned ownership above because many times pre-owned sales in the Villages are the result of owners “aging out.” Many retirees in Florida put their homes in a Trust so it goes immediately to the kids avoiding probate. In these cases, many times the kids just want to get rid of it - be done with it (because they now have to pay taxes, utilities and Amenity Fees until sold). This is why you see a number of “Turn-Key” properties offered for sale (includes all furnishings, etc. and maybe even the golf cart).

Lastly is Cash. If you have the Cash to buy, be ready to jump on a deal quickly. Make the offer and have your Agent tell the other Agent, “It’s a cash deal and they can close in 5-7 days or as fast as the Title Company can prepare the closing.” When Seller’s (especially the kids) see the potential of Cash-In-Hand in 7 days, thinking changes.

Good Luck!

[MNViking]

some excellent points.

appreciate everyone’s response and this breakdown was fab on the responsibilities which is slightly different.

[ronzo]

So are the seller's using TV realtors or outside realtors to list there homes?

[OrangeBlossomBaby]

Originally Posted by ronzo

So are the seller's using TV realtors or outside realtors to list there homes?

There's plenty of both going on. Just check zillow, and then check the villages website.