Buyer's Agent Service

As a Realtor® working with home Buyers in Southwest Florida, my primary goal is to provide Buyers with the best possible experience in finding their new home. I strive to find the right home for them that meets their needs, wants, and budget. I will also provide them with detailed information about the area and any potential issues that may arise. Additionally, I will help them with any paperwork and negotiations that need to be done in order to purchase the property. I will be available to answer any questions they may have throughout the entire process. Ultimately, I want them to be happy and comfortable with their purchase and the entire process.
If you buy a resale property with me, I will help you negotiate the best price, saving you money. If you buy in a new home community, the price is the same whether you are represented by me or not, but I am aware of the potential incentives that may be available that builders don't always tell you about, and I will help you find the best location within the community.
If you do not use a buyers agent to represent you, you have no one else looking out for your best interest in the transaction. Listing agents work for the seller to get the highest price possible on a resale, and a new home community site sale representative works for the best interest of the developers only.
Let me help you understand the market price before making an offer on a resale so you don't over pay. Know your rights as a buyer. Know about real estate taxes, HOA fees, closing cost, home inspections, mortgages, and appreciation potential. Know that there are other available properties in the area that best fit your criteria before you make an offer on a certain property.

The rules were agreed to by the National Association of Realtors, the trade association that counts 1.5 million members, as part of a $418 million settlement into antitrust claims. The rules are designed to transform the way Realtors get paid and who pays them.

Here is what the settlement means for homebuyers:

• You will sign a written agreement with your agent before touring a home.
• Before signing this agreement, you should ensure it reflects the terms you have negotiated with your agent and that you understand exactly what services and value will be provided, and for how much.
• The buyer agreement must include four components concerning compensation:

1. A specific and conspicuous disclosure of the amount or rate of compensation the real estate agent will receive or how this amount will be determined.
2. Compensation that is objective (e.g., $0, X flat fee, X percent, X hourly rate)—and not open-ended (e.g., cannot be buyer broker compensation shall be whatever the amount the seller is offering to the buyer.
3. A term that prohibits the agent from receiving compensation for brokerage services from any source that exceeds the amount or rate agreed to in the agreement with the buyer.
4. A conspicuous statement that broker fees and commissions are fully negotiable and not set by law.

• Written agreements apply to both in-person and live virtual home tours.
• You do not need a written agreement if you are just speaking to an agent at an open house or asking them about their services.
• The seller may agree to offer compensation to your agent. This practice is permitted but the offer cannot be shared on a Multiple Listing Service (MLS)— MLSs are local marketplaces used by both buyer brokers and listing brokers to share information about properties for sale.
• You can still accept concessions from the seller, such as offers to pay your closing costs.

Here is what the settlement doesn’t change:

• Agents who are REALTORS® are here to help you navigate the homebuying process and are ethically obligated to work in your best interest.
• Compensation for your agent remains fully negotiable, and if your agent is a REALTOR®, they must abide by the REALTOR® Code of Ethics and have clear and transparent discussions with you about compensation. When finding an agent to work with, ask questions about compensation and understand what services you are receiving.
• You have choices. Work with your agent to understand the full range of these choices when buying a home, which will help you make the best possible decision for your needs.

The importance of using Southwest Coast Realty as your Buyers Agent when purchasing new home construction:
The online and onsite sales team at a new home community ONLY represents the builder/developer in their best interest, not the Buyers! Buyers will have "0" representation without having a Buyers agent to represent them in purchasing new home contruction in SW Florida. It is always wise for the Buyer to have a Buyers agent to represent them in any real estate transaction including new home construction.

Southwest Coast Realty represents the Buyer only for the purchase of new home construction since "Southwest Coast Realty does not represent any new home community, its real estate broker or its developer".

Here are a few reasons to use Southwest Coast Realty as your Buyers Agent when purchasing new home construction:

DISCLOSE TO BUYERS AND SELLERS THEIR DUTIES.
As a single agent, Southwest Coast Realty, Inc., owe to you the following duties:

1. Dealing honestly and fairly;
2. Loyalty;
3. Confidentiality;
4. Obedience;
5. Full disclosure;
6. Accounting for all funds;
7. Skill, care, and diligence in the transaction;
8. Presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee
otherwise in writing; and
9. Disclosing all known facts that materially affect the value of residential real property and are not readily observable.

Working with a Realtor® will ensure you that you are working with a real estate agent that is held to high standards of ethics and will find you a property that best fits your criteria.
Provide detailed criteria to your Realtor such as price range, home size, age, type, location, amenities needed.
Request updated listings direct from MLS and delivered daily.
Set an appointment to view your favorite properties and also new construction properties if fitting.
We are currently in a Sellers market with low inventory. After much appreciation since the 2011 bottom, prices rose steady up to 2015 and flattened out through 2019. Since 2020 prices have doubled and some have tripled.
Buyers currently have a narrow selection of resale and new construction properties to choose from.
Look at resales and new construction deals at both ends. Do not overlook new construction as some builders are offering incentives.

1. Property Taxes: Florida has a homestead exemption that allows for lower taxes on a primary residence, but other property taxes are more expensive.

2. Homeowner’s Insurance: Florida has one of the highest costs for homeowner’s insurance in the country. Be sure to shop around for the best rates.

3. Financing: Florida has a vibrant mortgage market. Different lenders offer different rates and terms, so make sure you shop around to find the best deal.

4. Weather: Florida is known for its sunny weather, but it also can be prone to natural disasters like hurricanes and storm surge.

5. Closing Costs: Closing costs in Florida tend to be higher than in other states since Florida has no state income tax and depends on real estate sales for revenue. Be sure to factor these costs into your budget when making an offer.

6. Price Appreciation: Florida has seen steady growth in home values over the years, but it is important to do your research and understand the local market before purchasing. The Florida Market has also seen huge home price crashes especially during the 2007-2010 crisis and the home prices in Southwest Florida decreased as much as 50%+ in a few short years. Florida is known for its huge price cycles due to the many speculators, investors, and vacation home owners in the market.

7. Title Insurance: Owners Title insurance is optional, but required to protect your investment in a Florida property.

8. Community Development District(CDD): If the property you are purchasing is located in a CDD, you will pay higher annual property taxes, since you are paying off the infrastucture bond via the non-ad valorem section of your annual property tax bill. The bonds are usually a 25-30 year payoff from the time the community started. You may also be subject to ongoing annual Operation and Maintenance(O&M) assessments.

9. One Time Capital Contribution Fees at closing: Many HOA communities here in Southwest Florida charge every Buyer a one-time capital contribution transaction fee at closing. The fee could be from $500 to $30,000 or more.

10. Condo and HOA Document Review: Buyers should review all HOA and Condo documents before getting into a solid purchase agreement. Know the rules, regulations and other terms you will be subject to. Remember, the HOA's and Condo associations are like a government inside the government. They rule inside your community and it may be like trying to fight city hall to get rules, terms and other things you will be subject to changed that you do not like.

Learn more about the current market here in Southwest Florida by reading our market report: