This is a special relationship of trust established by law, similar to the relationship one maintains with  an  attorney or accountant. When an agent acts in a fiduciary capacity, the agent is legally obligated to maintain a bond of confidentiality, loyalty, obedience, due diligence, and to provide their client with full and complete disclosure of any known facts. In a fiduciary relationship,  the agent is obligated  by law to work in their  ‘clients” best interest at all times.

You pay no additional cost for our services. We are normally paid through the proceeds of the transaction. That means we are paid a portion of the commission that the seller and the listing company have agreed in advance to pay any agent who brings a home buyer to the transaction. At closing, our company receives a check from the closing attorney. But unlike traditional agents, we will always represent your best interests, never the seller’s .

When we look at houses together with our buyer-clients, we look at them with a critical eye. We point out reasons for NOT buying a house, and we also point out maintenance issues, as well as possible safety concerns. We can  do this because it isn’t our listing; we only list houses to put on the MLS for a flat fee, we do not represent the owner in the sales end.  We have no other allegiance to sellers. Our allegiance is with our client, the buyer.

To simplify the process and get a private showing of properties of interest. Some websites can waste hours of your time because they are out of date. You could spend hours following up on unavailable homes and miss the dream home that just came on the market. On the other hand, we can give you 24 hour acess to the Multiple Listing Service (MLS) where all listings must be kept up to date or agents are fined. We can send you daily updates too. But finding the right property is important, our real work comes into play after you’ve found the home you want to purchase.

It is our legal and ethical duty to negotiate the lowest price for out clients and reveal any information we know about how low the seller is willing to go. We provide all facts about the seller’s urgency to dispose of the property and any other favorable information to the buyer. This is information the listing agent is obligated to cover up. We also help you shop for the best loan program and put you in touch with good service providers who will work to  protect you and save you money as well.

While we can’t guarantee that you will save money on the purchase of your new home, we will  provide all the necessary information you’ll need to make an informed offer and we will actively work and negotiate on your behalf. And we’ll also assist you in finding the best lender, home inspectors and other service providers for your needs.

If we help you save $5,000 we would only lose about $250 in “commission”. Saving buyers money earns us our reputation and generate many of our word-of-mouth referrals that we would ordinarily have to pay for advertising to obtain. We would rather give the money to you rather than newspapers etc. Besides, we are responsible to represent your best interest which of course means getting the best possible price.

By proper preparation and presentation. We’ll do a price study of the property in comparison to similar properties in the area. We take into consideration current market conditions and circumstances. You study the data with us and together we determine our negotiating strategy. We then present the offer to the seller and/or Listing Broker explaining why we offered what we did. We have training and experience in the art of negotiation and will use these skills to your advantage. We take the time to discover what the seller’s want and needs are so we can know how to best negotiate on  your behalf.

Yes, we actively go after FSBO properties for our Buyers and negotiate terms that require the seller to pay the Buyer Broker fee on the Buyer’s behalf.

This is our specialty, since we built houses for over thirty years, the builders will have to get up very early to hide something from us, we know the tricks of the trade. Most often, new construction homes are listed with a real estate broker. If not, they are treated as any For Sale By Owner. So it is no problem for us to negotiate the purchase of new construction as we have done many times. For a number of reasons, it is important that we accompany you to the site. If you stumble onto the site on your own, don’t sign a reservation form or write a check until you have checked with us.  Please Read: Procuring Cause

We begin with understanding what it is you want in a home. We give you Internet access to all the MLS listings, and if you like, we e-mail you new properties as soon as they come into the market. When you or we find something of interest we set up an appointment to view the property together. We also alert you to Open Houses you may visit on your own or with us if you like.

Typically we work for buyers in an exclusive relationship which would guarantee our mutual and undivided loyalty to each other. It is possible to make other arrangements as long as we come to a mutual agreement as to how it would be handled and compensated.

The same way a seller signs a listing agreement with an agent, you establish a contractual  agreement with us by signing a buyer’s agreement.Together we lay out our expectations of each  other. This agreement insures that we are accountable to you and puts those promises in writing. We have an Easy Exit clause that lets you out anytime for any reason.

No, but this is a common misunderstanding. As a fiduciary, the listing agent owes his or her loyalty to the seller and cannot legally help you get a better deal. Although some buyers believe that the listing agent should be willing to take a lower commission because he or she does not have to share with another agent, they fail to consider that the listing agent has twice the amount of work if there is not another agent available to help, so the listing agent may still not be willing to give up the commission.

You be the judge. If you were selling a home, would you want to list it with an agent who represents the buyer? Of course you wouldn’t, not any more than you would want to be put in a position of having to divulge your personal finances to the agent representing the seller. When an agent shows a buyer any home listed with that agent’s firm, that agent, or his or her firm, is obligated to protect the interest of the seller. You also must be careful never to fall into a dual agency situation.

Since we have nothing to sell, there is no reason for us to push properties on you. Arrangements can also be made to save you valuable time, by pre-inspecting available properties and matching your criteria against them. We will look at your needs, such as local Schools, local activities, proximity to local transit and all necessary conveniences for you and your family.

Contact us and we will set up an Open House visit or a private viewing of the property. It’s best to give a 24 hour notice so all the proper arrangements can be made. Sometimes the Listing Agent accompanies us and other times we have private access through electronic lock-box keys

Before you begin looking for a home, Remember, home advertisements are placed by real estate companies that represent the Seller, so the agent showing you property will represent the seller or be some type of dual agent. Before you start your search for a property you should interview a Buyer’s Agent. You want to know that agent is well qualified and knowledgeable to represent you and work in your behalf. In most cases once an agent has shown you a property, even if they are representing the Seller, this may bind you to that agent because of how commissions are structured. That agent may not represent you, but will be due the commission  designated for the agent having the Buyer. When it comes to what is probably the largest financial purchase of a lifetime, you owe it to yourself to be prepared; look into your options and become an informed consumer.

The real estate industry is a cooperative industry in that to get the greatest possible exposure for the seller the listing company uses the MLS which alerts every agent in every office as to the availability and details of their listing. They are also required to offer compensation to brokers who bring a buyer to the transaction. This cooperating system has worked well for decades.

We have an e-mail alert system that tells you when a new listing has come on the market. The MLS requires that a property be listed in the MLS within 24 hours or a penalty must be paid by the listing broker. They want to get it exposed to other real estate brokers as soon as possible.

The best starting point is our Buyer Consultation Session. We will sit down with you for a preliminary home buying counseling session. We will listen to your needs and wants, your time frame, and discuss with you the best plan of action to accomplish your goals. During this session you will learn about market conditions, financing, available properties, and neighborhood options. We will guide you through the home buying process in a thorough and comprehensive manner.

We will ask for a Property Disclosure which may alert us to any problems in advance. Then we recommend appropriate Inspections and Home Inspectors. We will review with you any available inspection reports, written seller’s disclosure, and any other available documentation, pertaining to the property, and to the best of our knowledge answer all questions that you are making a solid investment. This is where our experience ( forty years in building houses), we know houses from the ground up.

One of the standard contingencies that should be put into an offer is an inspection contingency, which allows you to have professionals inspect the property to your satisfaction. Typically scheduled within a certain five-to-eight day window after the contract is signed, a home inspection is a thorough examination of the physical structure of a home, including, but not limited to, roofing, foundation, attic, basement, windows and doors, heating and cooling systems, electrical wiring and plumbing.

Certainly, the Home Inspection will give you several hours to take measurements, and evaluate what you want to do. Estimates by contractors and additional visits can usually be arranged, but anytime you want to get back into the property, you need the owner’s permission. The last opportunity to see the property before closing is the Final Walk-through. We will accompany you on a thorough walk-through of the property before closing, and will assist you in dealing with any problems discovered during the walk-through.

We will keep in touch via e-mail and periodic phone calls. If anything goes wrong, once you  are in the home, just call us so we can help put you in touch with the right people. We have a list of most of the people you will need on our Web Site. The Home Inspectors we use have the same attitude and will be available if some expert advice is needed.

We have most Resources on our Web Site. We vet these people throughly. We get the best in the Community.

You do. The “Buck” stops with you. We simply provide the information and resources that enable you to make an educated decision.

We are happy to respond to any questions you may have. Simply call or e-mail us. There is a list of 100 Questions and Answers on the HUD site that is helpful to buyers.