[kathyspear]

In a few weeks we will be listing our current home for sale. We bought this house through an MLS agent and the new one through VLS. Trying to decide how to list this place (MLS or VLS).

I have read that VLS sells more homes than MLS but that some of their agents really push their clients toward new homes. Also, the VLS contract is specific about what the buyer has to fix (post inspection) and sets a max amount, whereas MLS deals can fall through in post-inspection negotiations. Are there other issues to consider? How would you list your home for resale and why?

Thanks.

kathy

[starflyte1]

I think it has a lot to do with the location of the house for sale. My personal experience has been that VLS has little interest in selling resales North of 466. I would list my house for sale in TV, if north of even 466 A, with an MLS Realtor. Sally Love did a great job for us."

Had another house listed with VLS located near Lopez. One open house, few showings. After a couple of months we held an open house . The third day, we sold it. We still had to honor our contract with TV, but we sold it.

[DPMCO]

I think a lot depends on the realtor and your willingness to price the home fairly. We used VLS to sell our first home in TV. Listed it on Labor Day morning and it was gone the same day. We had it nicely decorated (selling furnished) and had a market based price. Our Villages realtor (Nikki Perry) was very helpful in suggesting the price range we should consider and giving us suggestions on placement of certain accessories in the house to ensure it showed well. In addition, she helped us thru the process since we were at the summer home at the time. I would suggest interviewing a couple of realtors and make a decision. I highly recommend a call to Nikki.

[Marathon Man]

Are you buying a new home in TV. If I am not mistaken Villages Sales offers some kind of incentive if you sell and buy through them.

[npwalters]

Don't take this the wrong way because every sale is unique. I would be concerned if my house sold on day one or if there was a bidding war for it. That would cause me to question if the asking price was too low.

When looking to buy our pre-owned home our (very nice) VLS agent was unwilling to take an offer to a seller that was about 12% less than asking. Her rationale was that the VLS homes are always priced accurately and sell within 5% or so of asking. She went on to say my bid should be in that range. I politely declined to follow her advice and stated my offer would always be based on my perception of the value of the house in the current market. I found a better deal with the MLS agent I was working with a few days later.

[gatorbill1]

Originally Posted by npwalters

Don't take this the wrong way because every sale is unique. I would be concerned if my house sold on day one or if there was a bidding war for it. That would cause me to question if the asking price was too low.

When looking to buy our pre-owned home our (very nice) VLS agent was unwilling to take an offer to a seller that was about 12% less than asking. Her rationale was that the VLS homes are always priced accurately and sell within 5% or so of asking. She went on to say my bid should be in that range. I politely declined to follow her advice and stated my offer would always be based on my perception of the value of the house in the current market. I found a better deal with the MLS agent I was working with a few days later.

Had same experience with VLS - Said must be within 5% - bought from MLS also

[kathyspear]

Originally Posted by Marathon Man

Are you buying a new home in TV. If I am not mistaken Villages Sales offers some kind of incentive if you sell and buy through them.

We already bought our new house (through VLS). We are moving in ten days. We plan to list this house after we move.

k.

[Cobh521]

I sent you a private message

[New Englander]

Originally Posted by Marathon Man

Are you buying a new home in TV. If I am not mistaken Villages Sales offers some kind of incentive if you sell and buy through them.

I was told it's a 1% rebate.

[Midnight Cowgirl]

Originally Posted by npwalters

Don't take this the wrong way because every sale is unique. I would be concerned if my house sold on day one or if there was a bidding war for it. That would cause me to question if the asking price was too low.

When looking to buy our pre-owned home our (very nice) VLS agent was unwilling to take an offer to a seller that was about 12% less than asking. Her rationale was that the VLS homes are always priced accurately and sell within 5% or so of asking. She went on to say my bid should be in that range. I politely declined to follow her advice and stated my offer would always be based on my perception of the value of the house in the current market. I found a better deal with the MLS agent I was working with a few days later.

It is ILLEGAL for an agent NOT to take an offer on a property unless the seller has put something in writing regarding a low-ball offer.
That agent should have been reported to the Florida Real Estate Commission.

Overall I have found that Villages' agents list a property for a higher price so that if the house does not sell within a reasonable amount of time, they can make a price change and reduce it.

From what I understand, you have no leeway in the amount of time for the term of the listing if you list with the Villages.
I believe the minimum is six months and if you re unhappy with the service you are getting (or rather, the lack of service), it's too bad.
MLS Realtors have the luxury of making changes in the listing contract, but not so with Villages' contracts.

[npwalters]

Originally Posted by Midnight Cowgirl

It is ILLEGAL for an agent NOT to take an offer on a property unless the seller has put something in writing regarding a low-ball offer.
That agent should have been reported to the Florida Real Estate Commission.

Overall I have found that Villages' agents list a property for a higher price so that if the house does not sell within a reasonable amount of time, they can make a price change and reduce it.

From what I understand, you have no leeway in the amount of time for the term of the listing if you list with the Villages.
I believe the minimum is six months and if you re unhappy with the service you are getting (or rather, the lack of service), it's too bad.
MLS Realtors have the luxury of making changes in the listing contract, but not so with Villages' contracts.

The agent did take the offer. But I'm sure it was something like "here is an offer that I'm sure you won'
t want to accept" She contacted me a couple of weeks later and said it was not accepted.

[Midnight Cowgirl]

Originally Posted by npwalters

Don't take this the wrong way because every sale is unique. I would be concerned if my house sold on day one or if there was a bidding war for it. That would cause me to question if the asking price was too low.

When looking to buy our pre-owned home our (very nice) VLS agent was unwilling to take an offer to a seller that was about 12% less than asking. Her rationale was that the VLS homes are always priced accurately and sell within 5% or so of asking. She went on to say my bid should be in that range. I politely declined to follow her advice and stated my offer would always be based on my perception of the value of the house in the current market. I found a better deal with the MLS agent I was working with a few days later.

Probably 99% of the public would be thrilled beyond words if their home sold within one day!
The other 1% would probably find some dumb reason for not being happy!

Before a seller lists their home, their agent should have done a market analysis so they would know the exact price range for listing their house. Then there would be no question as to price.

[kathyspear]

Originally Posted by Midnight Cowgirl

Probably 99% of the public would be thrilled beyond words if their home sold within one day!
The other 1% would probably find some dumb reason for not being happy!

I have done lots of selling on eBay (used to teach adult ed classes on buying and selling online) and I always research extensively before listing an item. Unless it is some unusual/vintage/collector-type thing, I know what it should sell for and most of my items sell quickly. However, there is always a momentary feeling of "hmmm, maybe I could have gotten more" when I get the email saying, "Your item has sold!" Human nature, I guess.

k.

[vintageogauge]

Originally Posted by npwalters

Don't take this the wrong way because every sale is unique. I would be concerned if my house sold on day one or if there was a bidding war for it. That would cause me to question if the asking price was too low.

When looking to buy our pre-owned home our (very nice) VLS agent was unwilling to take an offer to a seller that was about 12% less than asking. Her rationale was that the VLS homes are always priced accurately and sell within 5% or so of asking. She went on to say my bid should be in that range. I politely declined to follow her advice and stated my offer would always be based on my perception of the value of the house in the current market. I found a better deal with the MLS agent I was working with a few days later.

And I'll bet that house sold within 5% of the listed price.

[npwalters]

Originally Posted by vintageogauge

And I'll bet that house sold within 5% of the listed price.

Possibly, the comps in the area were about 15% less.
The agent thought the corner lot was worth the extra 15%.

As a used car dealer who is a good friend told me - there is an ass for every seat.