Common misconception about working with a RealtorOften buyers believe that by choosing to go it alone, without representation, they are in a better position to negotiate on price. It is often believed that since they are not utilizing the skills of a real estate agent, they can easily reduce the price of the home by the amount that would have otherwise gone to the agent working on their behalf.
This is simply not the case. Realtor fees are already contractually agreed upon before they even go into the MLS. IT is a prearranged fee for marketing services between the listing broker and the homeowner. Any negotiations on sales price would effectively be an adjustment from the list price of the home,and a reduction to the seller's net proceeds. In fact, entering negotiations without buyer representation definitely puts you, the buyer at a disadvantage right from the start.
Real estate agents have access to industry data that proves not only valuable, but crucial in negotiations - when only the seller has access to this information via his listing agent/broker, the scales are tipped right from the start. IT'S TRUE: For any home that is offered for sale through the MLS (the vehicle by which most public sights obtain property offerings) the seller has already contractually agreed to pay ALL Realtor fees to their listing broker. This is most often a set percentage of the selling price of the home. The listing broker/agent and the seller have also established the percentage of those fees that will be shared with another broker/agent who brings a "ready, willing and able" buyer to the transaction.
Here is how it works:
When entering the property into the MLS (Multiple Listing Service) the seller's broker, in turn, agrees that a portion of those contracted fees will be shared with any broker representing the buyer in the transaction, thereby sharing their commission which is collected from the seller at closing. If there is no broker representing the buyer - the listing broker retains the entire amount. Remember representation doesn't cost you, the buyer, anything - not being represented can cost you more than you realize.
What services can I expect to receive?This depends on what level of service you have established as a home buyer. If you have not formed an agency relationship, you are probably considered a customer, rather than a client, and therefore not covered by the same rules of fiduciary responsibility. The terms vary from state to state, and each buyer's representative can set their own guidelines within their state parameters and their brokerage practices. So you should clarify, preferably in writing, the services you are entitled to receive before you start viewing properties. It's also important to understand that if you do buy a home, your buyer's rep will probably receive compensation (through the listing broker), regardless of whether you are a customer or a client. So more times than not, it's in your best interest to formalize an agency/representation relationship, so you'll receive the highest level of service possible.
Texas law requires all license holders to provide this "Information About Brokerage Services" form to prospective clients.
Here is what some of my past buyer clients have to say
Kris Hemler was wonderful to work with. As a first time home buyer, I needed a lot of hand holding, and she was always on top of everything to help make the process as easy and painless as possible. It didn't take her any time to understand exactly what I was looking for in a home, and she was extremely diligent about searching and finding that perfect property for me. I've heard a lot of crazy horror stories from friends about their first time home buying experience, and I didn't go through any of that. It was very easy, and I attribute that to the invaluable help and advice from Kris.
Thank you again!!
Kris is the best. From her easy to navigate website, to her personal approach, to her attention to detail, Kris is committed to finding the property that fits all your needs. Working with her to purchase the land that we were looking to build on was easy and comfortable from the minute that we met. More than a buyer's agent, Kris treated us like friends. I'd refer my friends to her in a heartbeat and will look to her again in the future if the need arises.
David and Jan Admire
We want to extend our gratitude for the all the work you put into finding and securing the home we just purchased.
It is quite obvious to us that we enjoyed a speedy and hassle free transaction because of the efforts you made to insure our interests were always considered.
Your professionalism and skill are outstanding, as we have realized that we were always aware of what steps were before us and what was expected of us.
David & Janet
Shannon and I wanted to thank you again for your hard work on helping us find a new home. You did an amazing and tireless job of finding us just the right place. I can honestly say I love it more each day. It is truly a perfect fit for our family. Considering the size and price range we were looking in, I think many realtors would have given up in the amount of time we spent searching. You kept the spirit of the search alive better than we did and we thank you for it. It took a while, but the right place did come along.
Kris Hemler did a great job as my real estate agent. She took the time to show us many properties after work or on the weekends. Most importantly, she took the time to listen and understand our needs and wants. At closing, she did her best to keep the process moving forward as quickly as possible.
. . . Mendan Dixon
I worked with Kris Hemler when I was purchasing a home in Fort Worth in absentia. Living across country, Kris made it easy to do business by her very professional and organized planning. I visited with a very short time to review and evaluate the inventory of homes we had selected. She was punctual and only selected homes that met the criteria we had discussed. I really liked the use of Docusign for completing the many documents required to submit an offer and for the eventual acquisition of the property. Her knowledge of the Docusign process made it very easy and for someone out of state, it took the stress out of the many steps involved.
Also, her relationship with very good support folks such as the Mortgage Banker and the Title Company made the experience very easy. I recommend her for your Real Estate needs.
Kris was our first point of contact in Canyon West and her Passion For and Devotion to this area made our decision seem so comfortable and natural. Kris' Up Front Style and Meticulous Attention to Detail allows the often daunting process of Buying and/or Building your home the exciting pleasure that we all hope it will be . . . Bill Trigg
I cannot say enough good things about Kris Hemler. The service and support Kris gave Nick and I was impeccable. She was very supportive and helped us make decisions by pointing out the pros and cons. We lived 65 miles away from our construction site and Kris would email us regularly photos of the progress being made. I have dealt with numerous realtors and Kris by far outshines them all. She is very dependable and always returns phone calls in a timely manner. I would have no problem referring clients to Kris, because of the confidence I have in her. She ranks head and shoulders above other agents. Kris is dynamic . . . Sharon Williams
When we were looking for a lot in Weatherford, Texas, we contacted Kris Hemler via the internet. Kris immediately contacted us and we set up an appointment to meet her at her office. Upon meeting Kris we felt very comfortable because of her friendliness and professionalism. Kris showed us several lots. Once we decided on the lot we wanted to purchase, she expeditiously prepared the necessary paperwork and kept us apprised until closing. Kris is very professional, dedicated to her clients, and a joy to work with . . . We highly recommend Kris as a realtor. . . Henry and Kathie Driver
As a first time home buyer, we expected the process to be stressful and intimidating. It was in fact the opposite experience when we purchased our home a year ago. We owe it all to Kris Hemler who helped us every step of the way. Not only did she find just the right home for us, she also informed us about all the programs available for first time home buyers, and guided us through the entire process. Without her knowledge and tireless follow through, we never would have had the opportunity to purchase our first home. We highly recommend Kris to anyone in the process of purchasing a home. . . . Derek & Kellen Peterson
"Kris was the best Realtor we could have ever asked for. She was great and helped us find the home of our dreams. Kris made the home buying process a breeze and made us feel comfortable every step of the way."
Nathan & Beth Stevens
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