Why Should I Use a Buying Agent?

Why should I use a buying agent when I can simply call the listing agent on the house I want to see?

I've seen over the years that a lot of buyers believe they'll get a better deal if they go directly to the listing agent. On the surface, that may sound logical, but in reality, there may be very little advantage to the buyer.

More importantly, you need to understand who is representing whom in a real estate transaction.

Why Not Just Call the Agent on the Sign?

When you see a house you like, it's easy to call the listing agent and think, "If I work directly with this agent, maybe I can get a better deal."

But remember why that agent is there in the first place: the listing agent was hired to market and sell that particular property for the seller.

Depending on the brokerage relationship, the agent's legal duties can vary, but you shouldn't assume that going directly to the listing agent means someone is now negotiating exclusively for your interests.

And any financial advantage you think you're going to receive by going directly to the listing side may be very small—or may not exist at all.

That's one reason I believe buyers should have an agent working with them throughout the buying process.

Your Buying Agent Gets to Know You

This is something I don't think buyers consider enough.

When you work with the same buying agent on every house you see, that agent starts getting to know you—and you get to know your agent.

At first, you may tell me that you want three bedrooms, two bathrooms, a two-car garage, and a certain price range. That's useful information, but it doesn't tell me everything.

After we've looked at several houses together, I begin to understand what you really like and dislike.

Maybe you said a large backyard wasn't important, but every house you really like has one. Maybe you thought you wanted an open floor plan, but after seeing several homes, you realize you prefer more separation between rooms.

The longer we work together, the better I understand what you're actually looking for.

That camaraderie and trust can help me do a much better job for you.

My Goal Isn't to Sell You One Particular House

This is one of the biggest differences I want buyers to understand.

If I'm working with you as your buying agent, I'm not tied to selling you the first house we walk into.

My goal is to help you find the house that best meets your needs.

Sometimes the most valuable thing I can tell a buyer is:

"I don't think this is the house for you."

I would rather see you walk away from the wrong house than watch you buy something you're going to regret later.

A Buying Agent Helps You Determine What a House Is Worth

Finding a house online is easy today. Determining whether it's a good purchase is something different.

When we find a home you're interested in, I can help you look at comparable properties, recent sales, current competition, condition, location, and other factors that may affect its value.

The asking price is simply what the seller is asking.

That doesn't automatically mean it's what you should pay.

Part of my job is helping you gather the information you need to decide what you're comfortable offering.

Negotiating Is About More Than Price

Negotiating a home purchase isn't simply trying to knock a few thousand dollars off the asking price.

Depending on the property and the contract, negotiations can involve price, closing costs, repairs, credits, closing dates, personal property, and other terms.

Every transaction is different.

If a home has been sitting on the market for months, our strategy may be very different from a house that received multiple offers the first weekend.

A good buying agent helps you understand those circumstances and develop an offer that makes sense for you.

An Experienced Agent Can Help You Spot Potential Problems

I've been through a lot of homes over the years.

I'm not a home inspector, and I don't pretend to be one. That's why we hire qualified inspectors and other professionals when they're needed.

But experience matters.

When you've walked through enough houses and been involved in enough transactions, you learn to notice things that may deserve a closer look.

Sometimes it's not about telling you something is wrong. It's about knowing when to say, "We need to have someone qualified take a closer look at this."

That can potentially save you from a very expensive surprise later.

Buying the House Is Only the Beginning

Getting an offer accepted feels like a huge accomplishment, but there's still a lot of work ahead.

There can be binder deposits, inspections, financing deadlines, appraisals, insurance, title work, repairs, final walkthroughs, and closing requirements.

Missing a deadline or misunderstanding part of the contract can potentially cost you money or affect your rights under the agreement.

Your buying agent helps you keep track of the process and understand what needs to happen next.

What Happens When Something Goes Wrong?

Almost every real estate transaction has a bump somewhere along the way.

An inspection may uncover a major repair.

The appraisal may come in lower than expected.

There could be an insurance issue.

The lender may ask for additional documentation.

A title issue could come up.

When something unexpected happens, it's helpful to have an experienced agent who has dealt with similar situations before.

I can't guarantee that every problem can be fixed, but I can help you understand your options and work with the other professionals involved to determine the best way forward.

Think About Resale Before You Buy

Even if you're buying what you believe will be your forever home, life can change.

Jobs change. Families change. People relocate. Financial circumstances change.

Someday you may need to sell the house you're buying today.

That's why I don't want my buyers looking only at whether they love a house right now. I also want them thinking about how another buyer may view that property in the future.

Location, neighborhood, floor plan, condition, surrounding properties, and other factors can affect how easy or difficult a house may be to sell later.

You don't want to discover those problems when you're the seller.

Your Buying Agent Helps Coordinate the Entire Process

There are a lot of people who can become involved in a home purchase.

You may have the lender, listing agent, home inspector, insurance agent, appraiser, title company, and other professionals depending on the property.

Your buying agent becomes one of the central people helping keep the transaction moving.

You still make the decisions. My job is to help make sure you have the information you need to make those decisions.

So, Why Should I Use a Buying Agent?

A buying agent does much more than open a door and show you a house.

A good buying agent gets to know you, helps you find the right property, evaluates the market with you, negotiates on your behalf within the applicable brokerage relationship, helps you navigate the contract and deadlines, coordinates with the professionals involved, and helps you avoid mistakes that could become very expensive.

Most importantly, I believe you should have someone beside you who isn't simply focused on one particular house.

My goal isn't to sell you a house. My goal is to help you buy the right house.

If that means telling you to walk away from a property, I'll tell you.

If it means looking at ten more houses, we'll look at ten more houses.

Buying a home is one of the largest financial decisions most people will ever make. Having an experienced professional beside you can make a tremendous difference.

If you're thinking about buying a home in Jacksonville, Mandarin, St. Johns, St. Augustine, Nocatee, Fleming Island, Jacksonville Beach, Neptune Beach, Atlantic Beach, Ponte Vedra Beach, or anywhere in Northeast Florida, I'd be happy to talk with you about the process before we ever start looking at homes.

Michael Nobles
CrossView Realty
Jacksonville & Northeast Florida
Phone: 904-465-3536
Website: michaelnoblesrealtor.com