Why Work with an Agent

  • Why Work with a Realtor?
  • What Does a Realtor Do?
  • What will you do for me as my Realtor?
  • Who Pays Realtor Commissions?

REALTORS® are members of the National Association of REALTORS® and subscribe to its strict Code of Ethics. When you're buying a home, here's what an agent who's a REALTOR® can do for you.

Act as an expert guide. Buying a home typically requires a variety of forms, reports, disclosures, and other legal and financial documents. A knowledgeable real estate agent will know what's required in your market, helping you avoid delays and costly mistakes. Also, there’s a lot of jargon involved in a real estate transaction; you want to work with a professional who can speak the language.

  1. Offer objective information and opinions. A great real estate agent will guide you through the home search with an unbiased eye, helping you meet your buying objectives while staying within your budget. Agents are also a great source when you have questions about local amenities, utilities, zoning rules, contractors, and more.
  2. Give you expanded search power. You want access to the full range of opportunities. Using a cooperative system called the multiple listing service, your agent can help you evaluate all active listings that meet your criteria, alert you to listings soon to come on the market, and provide data on recent sales. Your agent can also save you time by helping you winnow away properties that are still appearing on public sites but are no longer on the market.
  3. Stand in your corner during negotiations. There are many factors up for discussion in any real estate transaction—from price to repairs to possession date. A real estate professional who’s representing you will look at the transaction from your perspective, helping you negotiate a purchase agreement that meets your needs and allows you to do due diligence before you’re bound to the purchase.
  4. Ensure an up-to-date experience. Most people buy only a few homes in a lifetime, usually with quite a few years between purchases. Even if you’ve bought a home before, laws and regulations change. Real estate practitioners may handle hundreds or thousands of transactions over the course of their career.
  5. Be your rock during emotional moments. A home is so much more than four walls and a roof. And for most buyers, a home is the biggest purchase they’ll ever make. Having a concerned, but objective, third party helps you stay focused on the issues most important to you when emotions threaten to sink an otherwise sound transaction.
  6. Provide fair and ethical treatment. When you're interviewing agents, ask if they're a REALTOR®, a member of the National Association of REALTORS®. Every member must adhere to the REALTOR® Code of Ethics, which is based on professionalism, serving the interests of clients, and protecting the public. Source: https://www.nar.realtor/magazine/tools/client-education/handouts-for-buyers/7-reasons-to-work-with-a-realtor#:~:text=Act%20as%20an%20expert%20guide,avoid%20delays%20and%20costly%20mistakes.

WHAT DO YOU DO AS A LISTING AGENT?


 Prepare Listing Presentation for Sellers
 Research Sellers Property Tax Info
 Research Comparable Sold Properties for Sellers
 Determine Average Days on Market
 Gather Info From Sellers About Their Home
Meet With Sellers at Their Home
Get To Know Their Home
 Listing Presentation with Sellers
 Advise on Repairs and/or Upgrades
 Provide Home Seller To-Do Checklist
 Explain Current Market Conditions
 Discuss Seller’s Goals
 Share Your Value Proposition
 Explain Benefits of Your Brokerage
 Present Your Marketing Options
 Prepare “Net Sheet” For Potential Sale Price(s)
Explain Buyer & Seller Agency Relationships
 Describe the Buyer Pre-Screening Process
 Create Internal File for Transaction
 Get Listing Agreement & Disclosures Signed
 Provide Sellers Disclosure Form to Sellers
 Verify Square Footage & Interior Room Sizes
 Obtain Current Mortgage Loan Info
 Confirm Lot Size from County Tax Records, or other sources
Investigate Any Unrecorded Property Easements
Review Title Requirements
Establish Showing Instructions for Buyers
Discuss Different Types of Buyer Financing
Explain Appraisal Process and Pitfalls
Verify Home Owners Association Fees, if applicable
Obtain a Copy of HOA Bylaws
Gather Transferable Warranties
Determine Need for Lead-Based Paint Disclosure
Discuss Video Recording Devices & Showings
Determine Property Inclusions & Exclusions
Agree on Repairs to Made Before Listing
Install Electronic Lockbox & Yard Sign
Take & Edit Photos of Property
Schedule any additional Photography if needed
Input Property Listing Into The MLS
Create Additional Marketing
Verify Listing Data on 3rd Party Websites
Set-Up Showing Services & Instructions
Help Owners Coordinate Showings
Gather Feedback After Each Showing
Keep track of Showing Activity
Update MLS Listing as Needed
Keep Seller Informed Weekly
Prepare updated “Net Sheet” For All Offers
Present All Offers to Seller
Obtain Pre-Approval Letter from Buyer’s Agent
Examine & Verify Buyer’s Qualifications
Examine & Verify Buyer’s Lender
Negotiate All Offers
Once Under Contract, Send to Title Company, Lender, etc. 
Order any Inspections, Title Policy, etc.
Change Property Status in MLS
Deliver Copies of Contract/Addendum to Seller
Keep Track of Copies for Office File & update with any changes
Coordinate Inspections with Sellers
Explain Buyer’s Inspection Objections to Sellers
Determine Seller’s Inspection Resolution
Get All Repair Agreements in Writing
Refer Trustworthy Contractors to Sellers
Confirm Repairs Have Been Made
Schedule Appraiser to inspect the Property
Negotiate Any Unsatisfactory Appraisals
Confirm Clear-to-Close
Coordinate Closing Times & Location
Verify Title Company Has All Docs
Remind Sellers to Transfer Utilities
Make Sure All Parties Are Notified of Closing Time, Location, and what to bring
Resolve Any Title Issues Before Closing
Receive and Review Closing Docs
Review Closing Figures With Seller
Confirm Repairs Have Been Made
Resolve Any Last Minute Issues
Attend Seller’s Closing
Pick Up Sign & Lock Box
Change Status in MLS to “Sold.”
Close Out Seller’s File With Brokerage


WHAT DO YOU DO AS A BUYER’S AGENT?


Schedule Time To Meet Buyers
Meet Buyers and Discuss Their Goals
Explain Buyer & Seller Agency Relationships
Discuss Different Types of Financing Options
Help Buyers Find a Mortgage Lender, if needed
Obtain Pre-Approval Letter from Their Lender
Explain What You Do For Buyers As A RealtorⓇ
Provide Overview of Current Market Conditions
Discuss Earnest Money Deposits
Explain Home Inspection Process
Discuss Foreclosures & Short Sales, Tax Sales, etc.
Gather Needs & Wants Of Their Next Home
Explain Recording Devices During Showings
Learn All Buyer Goals & Make A Plan
Create Internal File for Buyers Records
Send Buyers Homes Within Their Criteria
Start Showing Buyers Homes They Request
Schedule & Organize All Showings
Gather Showing Instructions for Each Listing
Look For Possible Repair Issues While Showing
Gather Buyer Feedback After Each Showing & Share with Listing Agent
Update Buyers When New Homes Hit the Market
Share Knowledge & Insight About Homes
Guide Buyers Through Their Emotional Journey
Listen & Learn From Buyers At Each Showing
Discuss Home Owner’s Associations
Share Expected Utility Usage Costs
Confirm Water/Sewer Source and Status
Discuss Any Transferable Warranties
Explain Property Appraisal Process
Discuss Multiple Offer Situations
Provide Updated Housing Market Data to Buyers
Update Buyers On Any Price Changes
Discuss MLS Data With Buyers At Showings
Find the Right Home for Buyers
Determine Property Inclusions & Exclusions
Prepare Sales Contract When Buyers are Ready
Educate Buyers On Sales Contract Details
Educate Buyers On How ANY Purchases on Credit Can Jeopardize the Purchase
Educate Buyers On Job Changes and How That Can Jeopardize the Purchase
Determine Need for Lead-Based Paint Disclosure
Obtain Copy of Seller's Disclosure for Buyers
Explain Home Warranty Options
Update Buyer’s Pre-Approval Letter
Discuss Loan Deadlines
Choose a Closing Date
Review Listing Data for Pertinent Details
Review Comparable Homes To Determine Value/Offer
Prepare & Submit Buyer’s Offer to Listing Agent
Negotiate Buyer’s Offer With Listing Agent
Execute A Sales Contract & Disclosures
Once Under Contract, Send to Title Company
Deliver Copies to Mortgage Lender
Coordinate Earnest Money Drop Off
Deliver Copies of Contract/Addendum to Buyers
Obtain A Copy of HOA Bylaws, if any
Keep Track of Copies for Office File
Coordinate Inspections with Buyers
Review Home Inspection
Negotiate Inspection Objections/Concerns, if any
Get All Agreed Upon Repair Items in Writing
Schedule Repairs & Verify Once Completed
Verify any Existing Lease Agreements
Check In With Lender To Verify Loan Status
Check on the Appraisal Date
Make Sure Lender Has Needed Documents from Buyer
Negotiate Any Unsatisfactory Appraisals
Coordinate Closing Times & Location
Make Sure All Documents Are Fully Signed
Verify Title Company Has Everything Needed
Remind Buyers to Schedule Utilities to Avoid Re-Connect Fees
Remind Buyers to Secure Home Insurance & Send to Lender
Make Sure All Parties Are Notified of Closing Time
Solve Any Title Problems Before Closing
Receive and Review Closing Documents
Review Closing Figures With Buyers
Perform Final Walk-Through with Buyers
Resolve Any Last Minute Issues
Get Necessary Closing Documents Signed By Brokerage
Attend Closing with Buyers
Provide Home Warranty Paperwork, if applicable
Give Keys and Accessories to Buyers
Close out File w/Brokerage


WHO pays RealtorCommissions? 


Realtors LOVE what they do and they do it because they LOVE helping people but there is almost always a huge misconception on what they do and how they get paid. It's not a secret so here ya go… 

In most cases, the Seller pays for the Realtors’commissions, which is agreed upon when the listing contract is signed. The Realtorwill usually offer half of their total commission to any buyer’s agent that brings a buyer for the property. Why does a seller pay commission to the buyer’s agent? Essentially, they are paying them to provide a buyer for their home or property. In reality, the seller is only paying a commission to their agent, but the seller’s agent offers to split that commission with any buyer’s agent for providing the buyer for the listing. 

Buyers have expenses associated with the sale, such as inspection fees, loan origination fees, appraisal fee, flood certification fee, closing fee, recording fees, etc. These can add up quickly, and adding the buyer's agent fee would not be feasible for many buyers. When the seller goes to BUY a home or property, they are (in almost all cases) not paying their buyer agent a commission; the seller is. If you have questions about how commissions work, I am happy to explain in further detail.