Originally Posted by John_W

Finally somebody broke it down to simple terms. I'll add one little item, I do have some experience in this area. I was a licensed Realtor in Savannah, Georgia in the 1980's and published the magazine "Homes & Land of Savannah". Later I was a licensed Realtor in Hernando County (Spring Hill), Florida.

Most Realtors in the MLS system split the commission 4 ways. The listing agent and their broker each get 25% and the selling agent and their broker each get 25%. The exception was Remax, and for that reason Remax generally gets the cream of the crop, or let's say, no part-time retirees. Because Remax Agents actually pay the broker for the right to work in that office.

A Remax agent for example will pay his Broker $1200 a month or about $14,000 a year. The broker will provide the office, the Remax sign, the MLS system and computers, a receptionist, phone numbers, a desk and everything else you need to sell. In return, you get 95% of the selling or listing commission and the broker gets 5%. So this is why I say they get the cream of the crop, because he's paying out every month whether he sells a home or not.

I don't know anything about our local area here or the agents, other than seeing Lyle Grant make informative posts on this website from time-to-time and he seems to be a conscientious Realtor. My own experience was I didn't try to sell homes, because that was very time consuming and also a lot of wear and tear on your car and gas, so I admire those agents who do sell. I specialized in listing and especially listing vacant land. Here's why, there is no key to deal with, no appointments for showing the home, you really don't even need to contact that listing agent until you have a buyer wanting to make an offer. Of course the sales price is much lower for a lot instead of a home, but the commission on vacant land is generally 10% and closings are pretty quick.

Well, you are almost correct in some of what you say. Commissions are not split 25% 4-ways. There may be a time when the listing broker only gets 2% and the selling broker may get 3%. The percentage is never set in concrete and to say that it is, is against the law, i.e., price fixing and illegal according to the Sherman Anti-Trust Act. Agents/Realtors receive their commission from the broker and that percentage also always varies.

John -- you may be a very nice guy, but I'm glad you were never my agent. A "good" agent will always accompany a showing by another agent. They are well informed and can point out things to the other agent and his buyer that may not be apparent, etc. There are a number of reasons why that is good sound business! In addition, after a showing, a good agent will always call the agent who showed the property, for feedback. Buyers want to know that information! In today's word, a key is almost a moot point because most properties are either placed on a regular type of lockbox or a Supra lockbox which is only available to Realtors through their local board.

Lastly, vacant land may or may not close quickly, depending upon if a mortgage is involved and possibly some other issues. The closing of a lot or parcel is really not much different than the time it takes to close on a house or condo.

Lastly, there are many vacant pieces of land/lots which are priced significantly higher than the price of a house.

[John_W]

Originally Posted by Kup Kake

Well, you are almost correct in some of what you say. Commissions are not split 25% 4-ways. There may be a time when the listing broker only gets 2% and the selling broker may get 3%. The percentage is never set in concrete and to say that it is, is against the law, i.e., price fixing and illegal according to the Sherman Anti-Trust Act. Agents/Realtors receive their commission from the broker and that percentage also always varies.

John -- you may be a very nice guy, but I'm glad you were never my agent. A "good" agent will always accompany a showing by another agent. They are well informed and can point out things to the other agent and his buyer that may not be apparent, etc. There are a number of reasons why that is good sound business! In addition, after a showing, a good agent will always call the agent who showed the property, for feedback. Buyers want to know that information! In today's word, a key is almost a moot point because most properties are either placed on a regular type of lockbox or a Supra lockbox which is only available to Realtors through their local board.

Lastly, vacant land may or may not close quickly, depending upon if a mortgage is involved and possibly some other issues. The closing of a lot or parcel is really not much different than the time it takes to close on a house or condo.

Lastly, there are many vacant pieces of land/lots which are priced significantly higher than the price of a house.

I don't want to get nitpicky, the commission I spoke about was in general terms, or in my case in Hernando County. Each firm has their own commission rate, my Realtor was an ERA office and set it at the lowest in the county, 4.8%. Other Realtors set it at 5% and 6%, so it's not an equal 1/4, but it's 1/4 of half, because you split with the seller or buyer. I tried to make it simple, as the original post I was quoting made it simple.

Showing property with another agent is great, but my entire statement was about my speciality, vacant land. Not many listing agents will meet you to see vacant land.

In all of my cases, we never had a mortgage on vacant land. Yes, some of it can cost more than an improved lot, but in Hernando County that was not the case. My last year there was 1989, these were the average prices, interior lot $11,000, lake lot $21,000, canal lot $35,000 to $50,000. Most of my sales closed quickly, within 30 days. If the buyer or seller was out of state, then we had to close through the mail.

[graciegirl]

Originally Posted by jamblu

On purchasing a preowned home by this Village agent, from the onset this woman lied. I was told that the elderly gentleman who lives in the home was the original owner. He expanded his lanai, he is leaving to go into an assisted living facility and since signing the contracts, she has refused to correspond either by e mail, phone or texts. Well according to the tax records the home was purchased in 2015 and he didn't do a thing in that home. He's not going into an assisted living facility he is going to live with his daughter. Where do they get this stuff from? I have repeatedly contacted the sales office to complain to perhaps a manager annd for some reason they try their damnest to avoid doing that. I still do not have executed contracts signed by both parties??? I think the difference between the VLS agents and MLS agents are MLS agents are bound to a code of ethics and morals and can be sued for misrepresentation. USE MLS

If the OP closed personally or by mail with Mclin Burnsed who does all of The Villages closings then he will have the papers.

This post is not clear in many ways. The OP tried to complain to a manager and "they tried their damndest to avoid doing that"???? Doing what?

Why does it matter where the owner is going to a daughter or to assisted living?

Is the lanai expanded?

Am I the only one who isn't understanding the original post?

[dewilson58]

Originally Posted by graciegirl

If the OP closed personally or by mail with Mclin Burnsed who does all of The Villages closings then he will have the papers.

This post is not clear in many ways. The OP tried to complain to a manager and "they tried their damndest to avoid doing that"???? Doing what?

Why does it matter where the owner is going, to a daughter or to assisted living?

Is the lanai expanded?

Am I the only one who isn't understanding the original post?

I was confused as well.

Not much value in the OP since the conclusion appears to be VLS agents are not ethical.

[outlaw]

Total enlightenment will be attained once build out has occurred...

[asianthree]

Originally Posted by graciegirl

If the OP closed personally or by mail with Mclin Burnsed who does all of The Villages closings then he will have the papers.

This post is not clear in many ways. The OP tried to complain to a manager and "they tried their damndest to avoid doing that"???? Doing what?

Why does it matter where the owner is going to a daughter or to assisted living?

Is the lanai expanded?

Am I the only one who isn't understanding the original post?

Nope still confused a little myself. The information that any rep would have is what they are told. The guy said he was going to assistant living OK does that really matter to me NO, if the lanai was expanded a measuring tape would work well for me.

[Barefoot]

Originally Posted by VillagerNut

Not returning phone calls or getting a copy back to you of the executed contract is inexcusable for any sales person to do.

It's strange that the Real Estate agent didn't finalize the sale by delivering an executed contract to the Purchaser.
This situation leaves a lot of unanswered questions.
Most Real Estate agents don't get paid until the sale is complete, and a copy of the contract, acknowledged by the Purchaser, has been filed.

[PennBF]

It is unrealistic for some to say that VLS is the best over MLS. Not all VLS is good and not all MLS is good as they are driven by personalities. I have a relative who is a broker both in Florida and in a more northern state. She points out the laws in the northern states are much more restrictive than Florida. Anytime we purchase a home we always send the contract off to an expert to let us know if there is anything we should be aware of. That has helped a lot in making sure the holes are plugged. It is difficult to discuss the differences with the MLS vs VLS as what a person believes is "reality" to them and we all know that is hard to change. We really love the Villages but we are not so blind as to believe everything is always right. The Villages Management and Government is also driven by personalities. As the great Barnum once said, "you can fool some of the people some of the time but not all of the people all of the time."

[graciegirl]

Originally Posted by PennBF

It is unrealistic for some to say that VLS is the best over MLS. Not all VLS is good and not all MLS is good as they are driven by personalities. I have a relative who is a broker both in Florida and in a more northern state. She points out the laws in the northern states are much more restrictive than Florida. Anytime we purchase a home we always send the contract off to an expert to let us know if there is anything we should be aware of. That has helped a lot in making sure the holes are plugged. It is difficult to discuss the differences with the MLS vs VLS as what a person believes is "reality" to them and we all know that is hard to change. We really love the Villages but we are not so blind as to believe everything is always right. The Villages Management and Government is also driven by personalities. As the great Barnum once said, "you can fool some of the people some of the time but not all of the people all of the time."

Please read the original post on this thread and see if you can figure out the problem the poster is having.

[PennBF]

Not sure of the point being made by a writer. Nothing changes from my note. This is all a perception problem. That northern real estate laws may be more restrictive is a fact. That does not detract from the perception that the Agent, in the eyes of the buyer is deceptive? Whether the Agent is "deceptive" is not a fact as the Agent may and probably does have an entirely different view of negotiations. Since this is "Contract" issue it would not be unique for both sides to have different perceptions which they view as reality. Whether MLS or VLS contracts, negotiations remain the same, perceptions remain the same and the end result is compromise.

[graciegirl]

Originally Posted by PennBF

Not sure of the point being made by a writer. Nothing changes from my note. This is all a perception problem. That northern real estate laws may be more restrictive is a fact. That does not detract from the perception that the Agent, in the eyes of the buyer is deceptive? Whether the Agent is "deceptive" is not a fact as the Agent may and probably does have an entirely different view of negotiations. Since this is "Contract" issue it would not be unique for both sides to have different perceptions which they view as reality. Whether MLS or VLS contracts, negotiations remain the same, perceptions remain the same and the end result is compromise.

Me either. I don't understand the original post.

[maureenod]

My take is that the OP is a MLS agent trying to discredit TV agents. I just can't believe that she reported to the sales office that they ignored her. The last sentence of her post says it all. "Use MLS"

[Carla B]

Well, here's another question for curious minds: In today's classifieds in "The Daily Sun," under Properties of The Villages are photos of various Villages agents with their names and titles. The properties they are advertising are all preowned, not new.

For example, Mike Joy is a "Sales & Marketing Representative," while LaDonna Zimmerman is a "Licensed Real Estate Professional."

So what is the difference between the two designations? Maybe a Sales & Marketing Rep has a real estate agent's license and a Licensed Real Estate Professional has a broker's license?

[Barefoot]

Originally Posted by maureenod

My take is that the OP is a MLS agent trying to discredit TV agents. I just can't believe that she reported to the sales office that they ignored her. The last sentence of her post says it all. "Use MLS"

I tend to think you're right. I've always found The Villages agents very professional.
Regardless, even if it's a MLS agent trying to discredit TV agents, the thread did stimulate a lot of good comments.

Originally Posted by asianthree

Our VLS rep is also MLS. Have bought 3 homes here never had a problem.

Impossible!

A Villages' agent cannot and does not have access to the MLS system because The Villages real estate is not a member of the local board.