[1009 wilder]

go with mls stay away from the villages

[Normal]

Originally Posted by 1009 wilder

go with mls stay away from the villages

Better yet, go with for sale by owner and Zillow.

[Donegalkid]

Originally Posted by Laker14

I believe it is you who are mistaken. If the home is a VLS listed home, ALL of the VLS agents are working for the seller.

Your particular agent may be relaying your offers to the buyer, obviously doing what he or she can to facilitate the sale to you so he or she can make a commission, but, for example, if your agent happens to know that the seller would take 10K less than your offer, your agent is not required to let you in on that. Your agent will still be working to get the maximum for the seller, not the minimum for you. Similarly, if there is language in the contract that benefits the seller, "your" VLS agent is not required to explain this to you. If you want eyes on the contractual language looking out for your interests, you need to pay those eyes separately if you are buying via VLS.

If you have an MLS agent acting as a "buyer's" agent for you, on an MLS listing, then your "buyer's" agent will be looking at that contract and explaining issues to you, and giving you a chance to understand why that language is not in your favor, and thereby representing YOU.

Some good faith summaries in all these previous postings of FL real estate law (not direct excerpts, however, of the actual statutes) so to learn it all — go to the source documents (FL law) and read them. The poster above clearly summarized what most people need to know. Learn the above and you will avoid a lot of misunderstandings.

[pablo cruze]

Originally Posted by heartofthecountry

I know that while working with my regular multiple listing realtor, they will negotiate for me if I am interested in a house. But how does this work with a Villages sales agent? That is, do they only represent the sellers? How does a potential buyer negotiate if they all work for the sellers? Thank you

Hello,
I have a home for sale. No bond. Village of Hemmingway - central Villages location. Close to everything, including easy traffic on 466A to Leesburg or Wildwood.
The house has been completely renovated, updated, customized. Premium kitchen, master bath, flooring, super efficient windows, instant hot water (dish washer / laundry). Paver front courtyard/patio, paver driveway.

2577 Dunbar Avenue, The Villages, FL 32162 (MLS #G5078895) :: Realty Executives

Please contact Charmaine directly - she will assign you a buyers agent from her team to represent you. The realtors want to make sure that buyer and seller are happy; they do this to try to lead to a transaction, or nobody gets paid.

If anyone finds me a buyer that will work directly with Charmaine or her team, I will pay the finder $2500 upon closing due to reduced commission owed by me.

Take Care.

[frayedends]

Originally Posted by kkingston57

Noted your comments. Is this true when sales slow down(demand lessens)?

They may lower prices but still don’t negotiate.

[frayedends]

Originally Posted by Wayne Mudge

I know different states are different, but here in Florida at closing a typical buyer's agent's Broker gets paid by the seller's Broker and then funds are distributed to the actual Real Estate Agents themselves. The smoke and mirror part of it is for you to think they are working on your behalf, They are not and with the Villages salesforce, they really are not. Agent's want a fast smooth closing with no wrench in the gears, By that, I mean they want to pick or arrange your home inspector, They have their own list of guys that won't "kill the deal" so they say. They have closing agents and insurance agents Etc. that they prefer to arrange for you. It all seems nice, but more often than not, it is not in your best interest. If you are a home buyer here in Florida, just know it is exactly the same as buying a car, New or used, it does not matter, when the deal is done you are not going to feel like you just got a great deal.

MLS buyers agents that screw their buyers with corrupt inspectors or by misleading their buyers don’t last long. I know on the surface it may seem they just want the sale and so may not really protect their buyers interest. But that simply not true. Word of mouth makes or breaks real estate agents.

[frayedends]

Originally Posted by GizmoWhiskers

#12 ... new construction? Doesn't sound quite right. Unless T V changed something it's 20% down and they can keep your $$ not $2500. First come first serve unless they still are doing sales as a lottery system, which I believe ended.

Did something change on new construction?

T V has their own WAY. You don't like it? Move on.

I think you were replying to my post. I was referring to new complete homes. Not buying the lot and building. The $2500 is only for a 3 day hold while you sign the contract. This takes the home off VLS for 3 days. Then the 10% is needed a week after signing the purchase agreement.

[RRGuyNJ]

Originally Posted by heartofthecountry

I know that while working with my regular multiple listing realtor, they will negotiate for me if I am interested in a house. But how does this work with a Villages sales agent? That is, do they only represent the sellers? How does a potential buyer negotiate if they all work for the sellers? Thank you

I prefer to remove the agent all together and deal directly with the owner. Let the agent write up the offer. The owner can tell you things (if they're willing) about the house that the agent just doesn't know.
Buying new, they have the upper hand and you pay the price or move on.

[RRGuyNJ]

Originally Posted by Wayne Mudge

I know different states are different, but here in Florida at closing a typical buyer's agent's Broker gets paid by the seller's Broker and then funds are distributed to the actual Real Estate Agents themselves. The smoke and mirror part of it is for you to think they are working on your behalf, They are not and with the Villages salesforce, they really are not. Agent's want a fast smooth closing with no wrench in the gears, By that, I mean they want to pick or arrange your home inspector, They have their own list of guys that won't "kill the deal" so they say. They have closing agents and insurance agents Etc. that they prefer to arrange for you. It all seems nice, but more often than not, it is not in your best interest. If you are a home buyer here in Florida, just know it is exactly the same as buying a car, New or used, it does not matter, when the deal is done you are not going to feel like you just got a great deal.

I agree, no matter where you are, all the agents are working for the seller to some degree. If the house sells they make money, if it doesn't they are working for nothing until it does sell.

[JMintzer]

Originally Posted by vintageogauge

If you find a pre-owned home that you like listed by The Villages you can make whatever offer you feel comfortable with just as you would on a MLS home. The sales agents are paid a commission and want to sell the home and will present your offer to the sellers.

Correct. Our Villages agent did just that...

[Traveling lady]

That is not always true. The sellers agent does not have to share commission with the buyers agent, unless it is specified.

[dhdallas]

Originally Posted by heartofthecountry

I know that while working with my regular multiple listing realtor, they will negotiate for me if I am interested in a house. But how does this work with a Villages sales agent? That is, do they only represent the sellers? How does a potential buyer negotiate if they all work for the sellers? Thank you

Here is who they work for...themselves! Having your realtor negotiate with a TV sales agent and you think that you will get a good deal? The only good deal will be between the 2 agents when they fleece you!

[Normal]

Originally Posted by dhdallas

Here is who they work for...themselves! Having your realtor negotiate with a TV sales agent and you think that you will get a good deal? The only good deal will be between the 2 agents when they fleece you!

Yes, but they are starting to become obsolete. One fleeces the seller and buyer for a fair amount, two would certainly maximize that 5-6% window. Ouch!

[Marine1974]

Originally Posted by retiredguy123

Under Florida law, all licensed real estate agents must have a fiduciary relationship with both buyers and sellers, but that is not the same as being a sales agent. As a seller, if an MLS agent is acting as an agent for a buyer, I would not allow them to show my house, and I would not pay them a commission. I'm not sure what you are calling a "contract", but a contract requires consideration to be paid by both parties, the agent and the buyer. It sounds like the agent is representing the buyer, but wants to be paid by the seller? No way. The purpose of the commission is to represent the seller in selling the house. If the agent is representing the buyer, that is a conflict of interest. Why should I pay a commission to someone who is not representing me?

So your house sells faster , the commission for the buyers agent is paid out of the seller’s commissions, doesn’t affect you . You still pay agreed upon commission it’s just split unless the sellers agent brings a buyer which I doubt will happen.
Contracts are important of course .

[Janie123]

Originally Posted by heartofthecountry

I know that while working with my regular multiple listing realtor, they will negotiate for me if I am interested in a house. But how does this work with a Villages sales agent? That is, do they only represent the sellers? How does a potential buyer negotiate if they all work for the sellers? Thank you

If you are looking at an MLS house (shown on Zillow), you can call the listing agent yourself or use an MLS agent that is working for you. If you go it alone, the listing agent will ultimately be your agent and can then tell anything you tell them to the sellers. Your MLS agent will get approx 1/2 of the commission on the sale of the house depending on the contract. If a VLS house, you need a VLS agent to make the appts and guide you as well. They too will get approx 1/2 the commission. We did just that when purchasing a preowned VLS home but also looked at MLS homes.