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maybe resales are not selling is because they are priced higher than new....
I know the location story, been done to death, location is a matter of opinion... but apples to apples, a new home is more desired than a resale, and if its priced lower, there is really no question....why would I buy old vs buy brand new... if you want to compete with the developer, price your home slightly less than the new homes to get more interest.... |
Thanks. All great advice, hope to put it up within the next month. I may try first by myself. If I can sell it myself, I can save enough to put towards an addition on the house we just bought.
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[quote=graciegirl;1000477]I trust the agents working for the developer. Our agent showed us resales equally with new listings when we were thinking about moving within The Villages.. Jim McLaughlin is worth 43 of anything....including realtors with their capital R who are needed outside of this very HOT selling place.
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Of course Village agents have to abide by Chapter 475. But Realtors have to abide to more strict rules and regulations. Villages' agents do not have to abide to the Code of Ethics as required by the National Association of Realtors. They do not have to answer to a local Board or Association of Realtors either, which has the power to impose disciplinary actions. One of the "biggies" is that Village agents cannot take any of the many incredible courses that the NAR offers or even the classes offered by a local board, most of which are free. Many of these agents have never worked in a "real" real estate office and they have no clue what is entailed. They almost are handed listings because their sphere of influence is limited strictly to The Villages. Between open houses and the "up" system they are virtually guaranteed listings and buyers. Of course there are some excellent sales people who work as agents in The Villages. But please do not compare a Villages' agent with a seasoned Realtor. There is no comparison. |
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It is not based on opinion. It is based on statistics within a given area. You are ill informed. A new home is not necessarily "more desired." A resale property usually has all the kinks worked out. They usually have features added which new homes do not have. The landscaping is usually more mature. I could go on and on but I think you get the point. Resales are very desirable! |
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I have nothing against McLin & Burnsed. I didn't say anything negative about them. I agree they probably sell more houses than any other developer, but percentage-wise, they may not. The bottom line is it doesn't matter. If you were in one city and the buyer was elsewhere, that is the easiest kind of closing a title company or lawyer can have. It's called a "mail-away." I'm sure they were professional but please don't say they are perfect. I speak from personal experience and there isn't any title company or attorney who hasn't made a mistake once in a while. Also, you probably didn't "split" the cost. There are fees which are peculiar to a buyer and the same holds true for the seller. The costs are not all the same. |
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I have a question. If a person wants to use a Villages agent to purchase a home listed by The Villages by another Villages agent can the person's agent be engaged as a buyer's agent?
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Board of Realtors is trademark and should be capitalized, however, realtor is a person, no more important than teacher, lawyer, nurse, landscaper, plumber, hairdresser, etc.
Of course, some people think they are more important. If you are selling your house yourself, the seller thinks he/she will pocket the commission and the buyer thinks they are saving the commission. Real estate is a cut throat business and there is no practicing "code of ethics". The agent is working for themselves and working both sides of the fence. |
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If you wanted an agent to be your Buyer's Agent, you would be the one paying their commission. They could not (by law) collect a commission from you and the co-broke commission from the commission the seller was paying. In other words, your buyer's agent could not collect two commissions. |
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No one ever said a Realtor is any more important than any other profession. However, the word, Realtor, regardless of what you think, is ALWAYS capitalized. The word is a registered trademark of the NAR and just like the words Whirlpool, Coca-Cola, etc., is the same thing . . . always capitalized! Unless you are a member of a board of Realtors and the National Assn. Of Realtors, you cannot use the word Realtor. You would then only be a sales agent, sales associate, agent, etc. Every Realtor must abide by the Code of Ethics as set by their local board and the NAR. If a Realtor does not abide by this code, they would face disciplinary action and the possibility of losing their license if an infraction is serious enough. How does a seller "pocket" a commission when he hasn't paid any??? If a buyer thinks he is saving a commission, he is kidding himself. Most properties sell for exactly what they would sell for with or without a commission. A Realtor does not work for himself. That is illegal. He works for a broker and is paid his split from the broker. In addition, he cannot work "both sides of the fence," as you call it. If he is a buyer's agent, that is all he can be. If he is a transaction agent, that is all he can be. Period! It's very sad how misinformed you are. You really need to check your facts before you sound off. |
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The presumption is the agency is transactional but an agent can act as a seller's agent or a buyer's agent. However, such agreements must be in writing. Over the past 20 years I have bought and sold several homes in two states (not Florida). When selling I always employed my agent as a seller's agent. When purchasing I always had a signed buyer's agency agreement with my agent. Never, ever, did I pay an additional commission to my buyer's agent. His/her commission came from the seller as if the agent was a transactional agent. My question is can a Villages agent act as a buyer's agent for the Villages resale listings of other Villages brokers? I know this can be a issue if a listing is within a single brokerage office. Intuitively I would hazard a guess that when an agent of The Villages sells a new home the agent acts as the seller's (developer's) agent and that when an agent sells a resale he/she acts as a transactional agent in the normal course of things. |
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Often, the Seller isn't selling at a discount! Not always, but often. He is asking market value, and intending to pocket the commission amount, NOT pass the savings on to the Purchaser. I disagree with the negative comments made about real estate agents. They pertain to a small minority of agents. Most agents are professional, ethical, and operate fairly. As with most things, a few bad apples taint the barrel. |
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Location will always be the most important factor in selecting a home. Many people do NOT feel that a new home is more desired than a resale. View lots are less expensive when purchasing a resale than buying a new home. Resales have many additional features (landscaping, solar tubes, ladders to the attic, birdcages, summer kitchens, pools, hot tubs, etc.) that new homes don't have. These additional features may well bring the market value over the price of a new construction. Many people want to live in a mature, developed area with lots of stores and restaurants. They don't want to live in a dust bowl while construction is completed. Personally, we would always chose a resale over new because we want to live mid Villages on a view lot. Each to his own, there is no one "right" answer. |
I have to say I have learned a few things from all the posts. Again, a lot of great advice. I am going to miss TOTV when I get back home. This site has been so helpful on so many decisions I have had to make.
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Truthfully, I do not know how The Villages operates. I have a feeling that regardless of whether their agents sell a new home or a resale, they act as transaction agents. I could be wrong; it's just my opinion, but in either situation they must be fair and honest in dealing in both types of sale, and must give full disclosure in both cases without divulging any private information that was given to them. |
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We had more calls (and no open house) than our next door neighbor who did go with a Realtor from TV. We also sold our house quicker than they did. So I'd definitely do this by myself again. McLin Burnsed were very professional and wonderful to work with. |
Wow, that is what I like to hear!!!
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The good news is that you don't have to miss TOTV when you get back home. You can take us with you. You can access the website all year long to keep up with the exciting happenings and all the TOTV debates! It's a great way to stay in touch! |
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Yes, you are right. And you never know, once my husband decides to really retire, we may just come back. Besides my little VA hometown, this is the most beautiful place I have ever lived!!! |
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wow. great posts. gotta love totv. we bought from a private owner just recently and now wondering if we got hosed.
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Jim; Didn'y you check to see the prices the homes were selling for, the type,
the area. If you didn't how did you know you got hosed? |
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If so, hopefully you paid market value and didn't get hosed. |
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By the time most Villagers make their purchase, they have a pretty good idea of the prices anyway. |
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Hey all:
Is a commission to the buyers agent mandatory? I'm considering a fsbo on our house in VA and doing it to avoid paying anybody anything (besides closing). I need all the cash I can get, and have a hard time paying the same 6% to someone if they are selling a $800K house or a $200K house and they're doing the same amount of work. I understand an agent can get more eyes on the property than I can but with Zillow, Craigslist, word of mouth, neighbors, Trulia, etc., and being in a hot market, do I really need to worry about agents? |
If an agent brings you a buyer, you only pay her commision, about 2 points
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That 2% is a done deal? Or is that something the buyers agent has to negotiate with me? Again my thoughts were since I can list the house myself so many places why do I need to worry about realtors bringing buyers?
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When people go to a realtor to see houses, the realtor sees your ad , she will call you and ask if she can show your house, if you say yes and it sells you owe her a commission , or you tell her no 'm selling it on my own and she won't show your house.
But most buyers see the listings and will contact you. |
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They use their own appraisers and the buyer has nothing to do with it, although it is one of their "out of pocket" expenses. |
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If you want a Realtor to show your property, yes -- a commission is a necessity. There is no way around that. It can be 3%, or whatever you work out beforehand (in writing). Dealing with any agent is strictly up to you, but don't cut off your nose to spite your face. You will get far more traffic if you will cooperate with an agent. When you put out a sign you will get calls from agents. That's just the nature of the business. I don't know the price of your house but I can tell you will that you will get considerably more traffic if your home is in the $200,000 price range. It stands to reason the percentage of people who can afford that is significantly higher than those who can afford to spend almost a million dollars. I don't know how long you have owned your house or what you paid, but what you "need" has nothing to do with your house's worth. My advice to you is not to get greedy because if you do, you probably will be there a long time unless your property is in a really "hot" area for home sales. Don't price yourself out of the ball park. |
Just ******Under Contract*****
for sale by owner only took me 3 weeks if I can do it, anyone can do it just my 2 cents Good Luck !!!!!!!!! |
Well, wish me luck. I have listed my house FSBO in the newspaper and on TOTV. Thank y'all again for all the great advice.
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I have sold two homes on my own and used Advantage Title.
Missy is great! |
Whenever this raving about the supposed superiority of "Realtors" comes up, I think of all the erroneous information MLS Realtors have written or said about TV properties, residential bonds, amenities fees, and norms in TV's community development district government.
Right now, an MLS "Realtor" has on a listing "HOA Fee: $145/mo." Sorry, but the villa is not a condo with homeowner association that contracts garbage, landscaping, etc. and self-insures for repairs for the building exteriors, street lighting, etc. The $145/month is our monthly Amenities Fee for community-wide use of all the recreational and other facilities. Lots of erroneous things are said by "Realtors" here and elsewhere! |
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