[pgettinger01]

It is a unique situation in The Villages. Most people use the Multiple Listing Service (MLS). New homes and some resale homes in The Villages do NOT use the MLS. They have the Village Listing Service (VLS). If you are interested in a resale you should be working an MLS and a VLS agent.

[msilagy]

You are in charge of buying your home.....the realtor shows you the property and can make suggestions but ultimately you decide on the offering price and settlement price. You can listen to the realtors suggestions but I have never followed their advice but the advice of my own mind and made a better deal each time for myself.....not for them!

[mikeritz53]

Originally Posted by Patents111

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

Work with both so that you are able to view all properties for Sale.

[Dlbonivich]

Sage is wrong, an MLS agent can represent just the buyer Seller’s agent pays buyer’s agent. If both parties work for the same firm, then they become transaction brokers and the fiduciary duty changes not just seller but to seller and buyer. If you have more questions call me 281-513-1250. Not sure what the Villages does.

[Lindaws]

You need both. Outside agent cannot see or sell Villages home listed by Villages.
They keep them in-house.

[manaboutown]

"475.278 Authorized brokerage relationships; presumption of transaction brokerage; required disclosures.—
(1) BROKERAGE RELATIONSHIPS.—
(a) Authorized brokerage relationships.—A real estate licensee in this state may enter into a brokerage relationship as either a transaction broker or as a single agent with potential buyers and sellers. A real estate licensee may not operate as a disclosed or nondisclosed dual agent. As used in this section, the term “dual agent” means a broker who represents as a fiduciary both the prospective buyer and the prospective seller in a real estate transaction. This part does not prevent a licensee from changing from one brokerage relationship to the other as long as the buyer or the seller, or both, gives consent as required by subparagraph (3)(c)2. before the change and the appropriate disclosure of duties as provided in this part is made to the buyer or seller. This part does not require a customer to enter into a brokerage relationship with any real estate licensee."

From: Statutes & Constitution
:View Statutes
:

Online Sunshine

Now, not every MLS Realtor may be willing to act as a buyer's agent. Some will and do, others will not.

I haven't a clue as to whether VLS allows its agents to act as buyers' agents on resales by homeowners. One could inquire. If VLS does allow it some of their brokers may be willing to act as buyers' agents while others may not.

[retiredguy123]

Originally Posted by manaboutown

"475.278 Authorized brokerage relationships; presumption of transaction brokerage; required disclosures.—
(1) BROKERAGE RELATIONSHIPS.—
(a) Authorized brokerage relationships.—A real estate licensee in this state may enter into a brokerage relationship as either a transaction broker or as a single agent with potential buyers and sellers. A real estate licensee may not operate as a disclosed or nondisclosed dual agent. As used in this section, the term “dual agent” means a broker who represents as a fiduciary both the prospective buyer and the prospective seller in a real estate transaction. This part does not prevent a licensee from changing from one brokerage relationship to the other as long as the buyer or the seller, or both, gives consent as required by subparagraph (3)(c)2. before the change and the appropriate disclosure of duties as provided in this part is made to the buyer or seller. This part does not require a customer to enter into a brokerage relationship with any real estate licensee."

From: Statutes & Constitution
:View Statutes
:

Online Sunshine

Now, not every MLS Realtor may be willing to act as a buyer's agent. Some will and do, others will not.

I haven't a clue as to whether VLS allows its agents to act as buyers' agents on resales by homeowners. One could inquire. If VLS does allow it some of their brokers may be willing to act as buyers' agents while others may not.

That law is about as clear as mud. To me, as far as making the deal, the agent's loyalty is to the person who is paying the commission, which is almost always the seller. But, the State of Florida requires licensed real estate agents to act in a fiduciary manner with the buyer and the seller, which means that they need to be careful and treat both parties in a fair and honest manner, or they could lose their license. That is different from other salespeople who do not have a fiduciary responsibility.

[KRMACK55]

Originally Posted by retiredguy123

In the legal sense, an agent is someone who represents you in a transaction for a fee. For almost every house listed for sale, there is an agent who represents the seller and is paid a commission, or fee, to find a buyer. You can find an agent who will claim to represent you as a buyer, but, if they do not charge you a fee, they are really representing the seller and being paid a commission by the seller. Every licensed agent must have a fiduciary relationship with both buyer and seller, but that is not the same as being a buyer's agent. I don't think you will find a real buyer's agent in The Villages. It would require that you create a unique contract and pay a fee for specific services, that would be separate from the sales commission in the listing contract.

Thank you for explaining this. I sold my house last month in the villages and my sales person did nothing. The buyers person did almost nothing. They represent the villages and selling clients services such as insurance, banking and their list of vested contractors. Additionally they do not review the closing process because they lack the knowledge. My advice would be to get an agent outside of the villages.

[KRMACK55]

Originally Posted by retiredguy123

That law is about as clear as mud. To me, as far as making the deal, the agent's loyalty is to the person who is paying the commission, which is almost always the seller. But, the State of Florida requires licensed real estate agents to act in a fiduciary manner with the buyer and the seller, which means that they need to be careful and treat both parties in a fair and honest manner, or they could lose their license. That is different from other salespeople who do not have a fiduciary responsibility.

There was absolutely no loyalty to me as a seller last month. There were 2 sales people with less than a years experience and it resulted on me and the buyer doing 90% of the work. The closing agent sadly was saddled with explaining the HUD statement because the sales people are clueless. I left thinking Florida real estate folks don’t work for the money they get and the little time invested

[KRMACK55]

Originally Posted by Laker14

if you are buying a home listed on the MLS (these are the homes you can see on Trulia and Zillow) you can contract with an MLS agent, as long as he/she is not the listing agent of the home (in which case the agent is already contracted to be the sellers fiduciary ) and you can sign a contract with that person wherein that agent is YOUR fiduciary.
When you find your home, and buy it, your agent will be paid out of the sales commission.That is if, and only if, the home you buy is from the MLS.

If you buy a home listed by The Villages real estate (these are not on Trulia or Zillow, but can be seen on TheVillages.net), they share their sales commission with NOBODY.
However, you can contract with an agent, or an attorney, and pay them out of your pocket, as they will receive no sales commission, to have them look after YOUR interests, as opposed to the agent from The Villages Real Estate, who will be primarily obligated to look out for the sellers interests. Very often the buyer's and seller's interests don't conflict, but when and if they do conflict, the sellers agent must, by law, look after the seller's interests.

That simply is not the case. My house had a one month listing and they had a buyer so it took a half hour to sell. The sales person complained about her commission to me that she receives from the Villages and I told her I don’t care that is between her and the Morse family. From the 5% both buyer and seller agents got 1.5% each with villages getting 2%. Thats $8800 for half hour showing and never saw her again ! No one from the villages was at the closing or even assisted in the correction of the HUD stmt. Sadly they will say almost anything to get a sale. The only person who did a very good job was the title closer! I would never recommend or use them again. This is my 7th home closing and very disjointed. Good thing they don’t have to sell in the real world.

[zuidemab]

Originally Posted by Patents111

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

I'd contact Kerry Hanson: kerrysellsthevillages@gmail.com

She is an experienced dedicated professional with a warm caring approach to finding just the right home. She is with an independent office and not part of TV Team.

[big guy]

I sold my house recently with Sally Love Agency. Specifically, Kerry Hanson. She had a partner, Karen, but I can't remember her last name. They were excellent and brought me multiple offers. I wouldn't change a thing.

[GATORBILL66]

Try trent welby with the villages real estate office in brownwood. As a buyer, he worked really well with me aand looked out for my interrest. He is the only one i would use if i decide to move again!

[GATORBILL66]

Try trent welby with the villages real estate office in brownwood. As a buyer, he worked really well with me and looked out for my interrest. He is the only one i would use if i decide to move again!

[RUOK2?]

Originally Posted by Patents111

When looking for a pre-owned house in the Villages I’ll likely be dealing with a Realtor or a Villages agent. There might be some advantages to having a Realtor buyer’s agent helping me. But is there any advantage/disadvantage to having a Villages buyer’s agent? If the Villages agents are all on the same “team,” might their help be influenced by loyalty to each other than the buyer (me)? The parallel situation would be using a Realtor buyer’s agent in the same firm as the listing agent of a particular house.
Thanks for your comments.

Almost without exception, your residential licensee will be acting as a 'Transaction Broker'. In practice, this means nothing. Best bet is to ask basic questions which any professional should be able to answer. Many can't explain the mechanics of the Bond Issue. Like "Can I make my offer contingent on the Seller paying it off?" or "In the event of a major street/retention area 'problem', can I be assessed for cost of repairs?" or "Can the open area behind this home be built on?"
It's not relevant if you know the answer or not. Question is 'Can they readily and knowledgably answer all and any questions that you can think of?'
Also, keep in mind that, regardless of what most people will tell you, Real Estate Commissions are 'negotiable'.
The seller is probably paying 6% off-the-top, so they don't care who gets what!
For example 6% of $300,000 is $18,000. A ridiculous charge for the minimal services provided, particularly by the 'lister'.