MLS vs The Villages Sales

mgm4444 · 07-09-2011, 07:39 AM

Can someone explain to me why people choose to advertise there resales with MLS vs The Villages or vise versa? I realize MLS's get more exposure, but then why wouldn't The Villages Sales work on getting more exposure? (like they need it...hehe) Do you pay more to buy a resale with The Villages Sales? Is it people don't know to use the MLS listings? Do people feel "safer" going with The Villages Sales? Also, opinions on FSBO as well.

downeaster · 07-09-2011, 08:05 AM

Quote:

Originally Posted by mgm4444

Can someone explain to me why people choose to advertise there resales with MLS vs The Villages or vise versa? I realize MLS's get more exposure, but then why wouldn't The Villages Sales work on getting more exposure? (like they need it...hehe) Do you pay more to buy a resale with The Villages Sales? Is it people don't know to use the MLS listings? Do people feel "safer" going with The Villages Sales? Also, opinions on FSBO as well.

It is a personal choice based on perception. Buyers usually work with both as Villages sales people can not sell MLS listed homes and MLS sales people can not sell Villages listed homes. Sellers list with who they feel can do the best job for them. A lot depends on the presentation by the individual sales person. Were I to list my home I would interview both. They both have good points.

Maybe some posters will come aboard here with their perceptions and back them up with valid reasoning.

I am not going to comment on FSBO. I was once a licensed real estate broker I am biased.

Ohiogirl · 07-09-2011, 08:10 AM

MLS agents can probably more easily negotiate commission rates. Not sure, but I imagine that The Villages does not normally allow their agents to cut the commission rate. Or maybe they have a price break (like over $500,000) to do so - don't really know this, just speculating.

linda_sears · 07-09-2011, 08:31 AM

The Villages does a fabulous job of marketing...no doubt about that. However, MLS gives you a much broader base for marketing. MANY MANY more websites. And most people, even if they come down on the villages lifestyle tour end up looking with a REALTOR as well. Then...no offense to The Villages, but they do work for the developer. Their first priority is to sell the devolpment and finish it. Resales is a #2 option. New sales is the priority. Realtors also are members of the local board and are held to certain standards of full disclosure and code of ethics that non realtors (the villages sales team) does not. There is alot more to it than what most people think.

Bill-n-Brillo · 07-09-2011, 10:25 AM

Re: FSBOs. It's certainly an option for a seller. You have to pay out-of-pocket for any advertising. You have to be present (or have somebody else be present) for showings. You have to do all the legwork. But you can save paying a realtor's commission by selling a house yourself. However, there are potential pitfalls if both the seller and buyer are uninformed/underinformed about such transactions. Getting a third party involved (law firm, for example) to draw up an appropriate contract is essential. But even with that, a number of things are left to the seller and buyer to noodle out.......and get put in writing - things such as title insurance, home warranty, listing of house items included/excluded, any contingencies (home/termite/sinkhole inspections)........and who is paying for these items. If there is financing involved for the buyer and/or a mortgage to pay off for the seller, it's up to the buyer and seller to work these through to satisfactory conclusion - - - there is nobody else involved to do it!!

This is where having an excellent realtor involved can help make or break a deal. The realtor can take care of handling the items noted above. They can also address potential issues before they become problems, help arrange financing, inspections, and so on. And if problems DO arise, the realtor can intercede to get them worked through.

Pros and cons to any route you choose to go!

Bill

katezbox · 07-09-2011, 12:12 PM

Quote:

Originally Posted by linda_sears

The Villages does a fabulous job of marketing...no doubt about that. However, MLS gives you a much broader base for marketing. MANY MANY more websites. And most people, even if they come down on the villages lifestyle tour end up looking with a REALTOR as well. Then...no offense to The Villages, but they do work for the developer. Their first priority is to sell the devolpment and finish it. Resales is a #2 option. New sales is the priority. Realtors also are members of the local board and are held to certain standards of full disclosure and code of ethics that non realtors (the villages sales team) does not. There is alot more to it than what most people think.

Linda, to add to this.... With a Realtor, you can also get a "buyer" agreement - so you agent is not working solely on behalf of the seller.

k

mulligan · 07-09-2011, 12:12 PM

As far as the villages agents are concerned, they are licensed just like the outside agents, and as such are subject to the same laws regarding disclosure, etc.

linda_sears · 07-09-2011, 01:03 PM

Unfortunately, Mulligan, that is not true. Since they are not active members of the board...they are not held accountable to anyone. Only active members of the board have to abide by the code of ethics and full disclosure.

mulligan · 07-09-2011, 02:23 PM

Actually ALL licensed agents are subject to rules of florida statute 475 part 1 which covers agency, training, and disclorures. Additionally, the bureau of professional regulation overlaps the statute in quite a few areas, and provides additional regulation.

springfield illinois · 07-09-2011, 02:25 PM

If you list with the villages ,,,,,you must use there pricing structure... If after you have listed with them and you decide it is not going to work for you with reduction in price or terms ,,,and you take home off the market you must repay the villages for all the expenses incurred,,,advertising, paper work,, any costs are now ur responsibility to repay. Even though your home has been on the market and they have run there folks thru it. The first obligation is to sell new homes, they better not have a bunch of resales on there record. If you looking for something in the trailer parks north of 466 u better be ready to do the leg work.....not much commission on trailers! Best advice is:do your homework!! Or they will get in your billfold like an ex-wife.

linda_sears · 07-09-2011, 02:44 PM

Your quotes of Florida Statutes are absolutely correct. However, if you are a licensed real estate agent who's license is volunterily inactive (which it is anytime you are not a member of the board, which the villages sales team is not) then you are not held accountable and are not required to abide by the standards that active REALTORS are.

diskman · 07-09-2011, 03:27 PM

Quote:

Originally Posted by mgm4444

Can someone explain to me why people choose to advertise there resales with MLS vs The Villages or vise versa? I realize MLS's get more exposure, but then why wouldn't The Villages Sales work on getting more exposure? (like they need it...hehe) Do you pay more to buy a resale with The Villages Sales? Is it people don't know to use the MLS listings? Do people feel "safer" going with The Villages Sales? Also, opinions on FSBO as well.

Village sales people seem to use your resale as a means to sell newly built "imho"
We noticed when we visited the pressure to be sold NEW vs resale.

katezbox · 07-09-2011, 03:48 PM

Quote:

Originally Posted by springfield illinois

If you list with the villages ,,,,,you must use there pricing structure... If after you have listed with them and you decide it is not going to work for you with reduction in price or terms ,,,and you take home off the market you must repay the villages for all the expenses incurred,,,advertising, paper work,, any costs are now ur responsibility to repay. Even though your home has been on the market and they have run there folks thru it. The first obligation is to sell new homes, they better not have a bunch of resales on there record. If you looking for something in the trailer parks north of 466 u better be ready to do the leg work.....not much commission on trailers! Best advice is:do your homework!! Or they will get in your billfold like an ex-wife.

Springfield,

I am finding this a bit hard to understand. Could you give an example?

Thank you...

springfield illinois · 07-09-2011, 04:21 PM

1 they set the price, or at least let u think u did
2 u pull out ,,,,,u pay all expenses, they had open houses to cull buyers u pay!
3. Ex wives and money??!!?? Ever see vultures eating dead dog?

how's that toto??we aren't in Kansas and morse blvd is not the yellow brick road!

DCGolfer · 07-09-2011, 04:34 PM

I just spent a few days looking at homes with both a TV realtor and an MLS. My experience was that both were outstanding (I was only interested in resales). Each has different listings. I asked both, "Why do sellers choose to list with TV/outside realtor?" Answer from TV: "Sellers know that virtually EVERY home-hunter will come in contact with TV Sales Center somehow--lots of sellers! Plus, many probably bought from TV and know us." The MLS realtor said, "We have better advertising through MLS and can show outside TV." I also contacted some FSBOs and realized I would be much better off letting a realtor deal with seller--almost all were overpriced. In the end, I purchased a Glenview carriage house (listed by TV). And boy, was it easy! One-stop shopping. Me: happy camper! Moving first week in August.

MLS vs The Villages Sales

Footer