We used brian Etheridge . Told him what we wanted , even down to an east facing lanai and price range. Didn’t waste our time showing us homes we weren’t interested in buying. Found our home in one day of looking. Highly recommend brian

Sort of right. If the MLS agents office had the listing we are transaction brokers if it is another agency we represent the buyer.

Buying a house here is the easy part. Finding reasonable contractors who do good work at a fair price is the harder part.

Sellers can (and have always been able to) add in improvement/upgrade costs to the sales/listing price of their home to the heart's content. That in no way effects the selling price that they might be forced to accept due to market conditions. Buyers will make offers based on what they perceive as the value of the home.......not a laundry list of improvements the seller added. There are more than a few examples of sellers over-pricing for this reason, then being forced to do price drops until they reach the "market" price for their area, or simply to accept offers well below their lofty expectations. But you're generally right in that sellers should "consider" the costs they've added to improve the home......then decide with their realtor how to reflect those in the listing price.

My post was addressing The Villages rule that, if you purchase a new house and then sell it in less than a year, there is a maximum price you are allowed to get. Some people mistakenly think that, if you paid $300K, that you would have to sell it for $300K or less. That is not true. The actual sales price limit would be $300K plus the cost for upgrades you made, plus the 5 or 6 percent sales commission paid to the broker.

Why would you want to limit yourself? You need both, an MLS and VLS agent.