Why do realtors in the US avoid direct communication with buyers?

Victoria Volynets, a realtor working in the Floridareal estate market, shares her experience and the specifics of the real estate transaction process in the USA. An important point is that many sellers seek to minimize direct interactions with potential buyers. All aspects of negotiations, including discussions of terms and possible discounts, are conducted through professional agents. Typically, two specialists are involved in the transaction.

The role of realtors in the sales process

One of the agents is called a listing agent and is responsible for selling or renting real estate. This professional has the right to post listings on major platforms, including the MLS (Multiple Listing Service), as well as on various websites and in advertising sources. Working alongside them is an agent who represents the buyer's interests — that’s the role I occupy. My main task is to find properties that meet the clients' requests. I access the general MLS database, analyze available listings, and establish contact with listing agents to arrange showings.

Open houses and their features

Some realtors actively hold open houses. These are events where everyone is invited to view the property. Such events are always mentioned in listings, and signs are placed near the houses. However, at these meetings, direct communication with the seller is almost always excluded. Interested buyers come with their agents and interact with other clients.

The process of placing advertisements

Most real estate listings are posted by other realtors. Despite the availability of various online resources for searching for properties, the overwhelming majority of offers are made by listing agents rather than the owners themselves. These platforms often serve as tools that help realtors find new clients. If a deal is successful, the agent is required to pay 40% of their commission to this resource. This condition makes this way of working less profitable, as agents prefer to spend more time finding clients through other means: referrals, social networks, and other channels.

How does the realtor system work?

There are several mandatory steps in the system.

• Realtors fill out detailed questionnaires in which they indicate their experience and the number of transactions over the past year to gain access to various information resources.
• Potential buyers also register by leaving their contact information, preferred timelines, and financial limits.
• When a new application comes into the database, realtors receive notifications on their phones, and the agent who responds the fastest gets the opportunity to work with that client.

Establishing direct contact with the seller

One way to establish direct contact with the seller is by going door-to-door and knocking on doors, although this method is not very common. Nevertheless, some realtors use it when necessary. Issues related to property investments, immigration, and real estate are actively discussed in Telegram channels, where users can keep up with news and current events. It is important to note that, from a legal standpoint, buyers are not required to go through realtors, which opens up additional opportunities when choosing priorities for selling or buying a home.

The structure of the real estate market in the USA

Standard procedures that regulate the real estate market in the USA, especially in Florida, include a number of key aspects that require detailed understanding. The first point to note is that the main commission for the realtor is usually paid by the seller. Most often, this amount is around 6% of the total sale price of the property.

Despite the fact that the agent representing the seller may offer different terms, the final commission amount is always recorded in a special MLS database. In most transactions, two realtors are involved, which leads to an equal distribution of the fee: each receives 3%. However, if the seller's agent finds the buyer themselves, they receive the entire commission amount, highlighting the importance of hiring a realtor for the buyer, as this not only does not help save money but can also lead to an increase in the seller's agent's fee.

The concept of a "double agent"

Another significant aspect is that "double agents" are not practiced in the USA. I have experience working in another country where foreign clients were often puzzled by how I could represent the interests of both parties simultaneously. I found it difficult to understand their preference for using lawyers when I could guarantee the legitimacy of the transaction for all participants.

In American practice, a realtor is not allowed to represent both sides of a transaction simultaneously. If both realtors work for the same company, the broker explains to the participants in the transaction that he will act as a so-called "transaction broker," which means there are no standard obligations typically associated with traditional relationships between brokers and clients.

The role and responsibilities of a broker

In that case, his role is limited to simply supporting the transaction process, including preparing the necessary documents and participating in negotiations. All legal aspects of transactions can only be addressed by a licensed attorney, who additionally reviews all documents prepared by brokers. Typically, clients, most often sellers, decide to hire an attorney at their discretion.

Offers that can be transformed into a full-fledged purchase and sale contract upon agreement by both parties are primarily formulated by the buyer's agent, based on pre-prepared templates and forms approved by the local real estate commission.

Examples of real estate in Florida

For example, in Florida, various real estate options are available, such as:

• A house in Miami, priced at €1,279,307, with an area of 240 square meters and three bedrooms, is an excellent choice for comfortable living.
• A loft in Miami for €641,029 with an area of 160 square meters, which includes three bedrooms and modern living conditions in this dynamic city.

I am always ready to assist in the purchase of both residential and commercial real estate in this sunny city. If you have any questions about this property or the real estate market in general, feel free to ask!

My experience and services

My experience covers a wide range of property types, as well as the ability to provide comprehensive assistance, making the buying process as convenient and comfortable for you as possible. If you have any questions, feel free to reach out, and I will be happy to help you find the perfect home in sunny Miami.

Thank you for your attention!My name is Dmitry Baranov, and I am a professional realtor. My phone number is +1.305.302.9776, and I offer my services on behalf of Square Estates LLC.

I am involved in both the sale of new developments and the resale of existing properties. If you have any questions about real estate, feel free to reach out to me. My name is Dmitry Baranov, and I work as a real estate broker. My contact number is +1.305.302.9776. I collaborate with Square Estates LLC.

Current offers

At the moment, I am offering a promising loft in Miami, USA, with an area of 180 square meters, priced at 582,337 euros. This property features three bedrooms, two bathrooms, and a spacious living area. If you are interested in this property or need additional information about the real estate market in general, feel free to contact me – I would be happy to assist you in acquiring both residential and commercial real estate in this sunny city.

Penthouse in Miami

In the current listings, you will also find a penthouse for 1,466,388 euros in Miami. It is an excellent investment option as it has:

• An area of 150 square meters;
• Three bedrooms;
• With two bathrooms.

My main task is to help you find the perfect option for living or for investments.

Apartments for sale

If you want to consider an apartment option in the public market, we have an offer priced at 729,067 euros for 140 square meters of living space. This is the perfect choice for those who are looking for:

• Four bedrooms;
• Three bathrooms.

Considering my specialization in the real estate market, I have offers that may interest you.

Luxurious penthouse

In addition, we have a penthouse priced at 1,559,012 euros, covering an area of 200 square meters, which includes:

• Four bedrooms;
• Three bathrooms.

This is a great choice if you're looking for spacious and cozy apartments with a magnificent view of the city. If you have any questions about this property or any other, feel free to reach out to me.

Unique apartment

Another counter offer is an apartment priced at 3,576,557 euros. This unique space of 320 square meters would be an ideal option for a family of four. It features three rooms and five bathrooms, ensuring maximum comfort for all family members.

Luxury penthouse

In addition, we have a magnificent penthouse in our portfolio for €6,401,119, covering an area of 300 square meters with four bedrooms and three bathrooms. This is an option for those who appreciate luxury and high-quality living. All details can be discussed over the phone: +1.305.302.9776.

More affordable options

If your budget is a bit limited, consider the option of buying an apartment in Miami for 1,035,367 euros. This 80 square meter apartment includes:

• Two bedrooms;
• One bathroom.

This makes it a great opportunity for both investment and comfortable living. Don't forget that I have experience working with both the primary and secondary real estate markets and am always ready to help you choose the best options.

Feedback

If you need additional information about current offers or have any questions regarding the real estate market, please feel free to ask. I look forward to helping you find exactly what you're looking for in sunny Miami. Let's discuss any questions you may have. My phone number is +1.305.302.9776, and I would be happy to hear from you!

About the company

In my professional activity, I cover both the primary and secondary real estate markets. My name is Dmitry Baranov, and I am a real estate agent. You can reach me at +1.305.302.9776; feel free to use it on various messaging apps.

Mansion in Miami

One of the popular offerings is a luxurious mansion in Miami, USA, with a total area of 600 square meters, priced at2,705,344 €This wonderful object includes:

• 5 bedrooms,
• 4 bathrooms,
• 6 parking spaces.

If you have any questions regarding this house or the real estate market in general, feel free to request a consultation. I am always ready to assist you in finding residential or commercial property in sunny Miami and the surrounding South Florida area.

Commercial real estate

There is also a unique offering in my portfolio – a store in Miami, occupying an area of1000 square metersand worth it3,026,317 €This business shows promising returns at the level of6% per yearand has a high level of occupancy –82%.

If you are interested in this information or have any other questions regarding real estate, let me know! I am always ready to assist you in acquiring both residential and commercial properties in this wonderful area.

Apartment in Miami

Another attractive option is an apartment in Miami priced at3,475,679 €, with an area of220 square meters, containing:

• 4 bedrooms,
• 3 bathrooms,
• 5 parking spaces.

If you have any questions about this property or the real estate market in Miami, I would be happy to help! I am always ready to offer my expertise and support in the real estate sector in South Florida.

Other apartment options

In addition, I have another property – an apartment in Miami with an area of250 square meters, price2,374,283 €, with:

• 4 bedrooms,
• 3 bathrooms,
• 4 parking spaces.

If you are interested in this property or have questions about the market, feel free to reach out! I am here to provide support in finding the right real estate, whether it's residential or commercial.

Online viewing and remote transaction

I have an apartment available with an area of100 square meters, at a cost of655,702 €, with:

• 3 bedrooms,
• 2 bathrooms.

Online showings and the option for remote transactions are available. If you are interested or have questions about the real estate market in this region of the USA, feel free to reach out! I would be happy to assist you with the buying process.

Another sentence

There is also an offer – an apartment in Miami for779,506 €, with an area of110 square meters, with:

• 3 bedrooms,
• 2 bathrooms.

An online viewing is also offered, along with the option to pay using cryptocurrency. If you are interested in this property or want to learn more about the market, feel free to contact me! I am ready to provide support in the field of residential and commercial real estate in beautiful South Florida.

Contact information

I have a wide selection of properties from both the primary and secondary markets, with the option to organize online viewings and remote transactions. Dmitry Baranov, your reliable real estate broker in Miami.

Real estate in sunny Miami

Clients of Square Estates LLC can expect a wide selection of diverse real estate in sunny Miami, USA. Our portfolio features many attractive options, including an apartment with an area of 220 square meters. This property is available at a price.1,568,183 eurosand consists of5 rooms,4 bedroomsand5 bathrooms.

We organize online screenings for your convenience, and we also support the option of conducting transactions remotely. Payments can be made usingcryptocurrenciesor throughcredit.

Contact us

If you are interested in this property or have questions about the real estate market in Miami, feel free to reach out to us!

Every knowledgeable person working in the real estate market understands the importance of the listing agent's role in the sales process. When an agent takes on the responsibility of selling a property, they first contact the owner to determine an appropriate value for the property. Then, the agent signs a contract with the client to represent their interests and adds the property to a general database to find potential buyers. Such agreements are developed by specialized real estate authorities in each region.

Types of contracts

There are two types of contracts:exclusiveandnon-exclusiveSecond options usually do not attract much interest from agents, as in this case they cannot expect guaranteed compensation. In some cases, the terms of such contracts allow for the possibility of the owner selling the property individually, but this often complicates the deal and can make it less profitable. Typically, such options have inflated prices, as owners strive to get the maximum amount for their properties. When a buyer refuses to pay the agent a commission, it may indicate certain character traits of the client, who might attempt to inflate the price.

Negotiation process

The negotiation process between agents takes place between the buyer and the listing agent. Typically, I send the seller's realtor our offer via email. They compare it with other incoming applications, and even the most unusual ones can be presented to the owner. Does this mean that "non-binding" price offers do not attract much interest and attention?

Comparison with Spain

I heard that in Spain, realtors face serious problems because buyers often want to make low offers and then just disappear while waiting for a response. In the context of the USA, the situation is different: every offer is treated as an official document that clearly states the price, the amount of the deposit, and the financing methods. A key element here is that the buyer is required to deposit funds into an escrow account, which confirms their serious intentions.

Rules of the deal

These rules are universal for the entire country. No interaction will begin without an official contract. The source of the buyer's funds is also specified in the proposal. If mortgage financing is planned, the terms must be clearly defined, and it should be indicated how much money the buyer is willing to allocate for the down payment.

Confirmation of financial capabilities

I always require clients to provide proof of their financial capabilities. Without proper documentation, such as bank statements, it's unlikely that anyone will consider you reliable. You can also provide a pre-approval for a mortgage, which will only strengthen your position. After signing the "as is contract," the seller is not allowed to consider other offers, even if they seem more attractive. This contract becomes legally binding, and the buyer must deposit funds into an escrow account.

Secondary stage of the deal

As for the secondary stage of the deal, it represents a counteroffer that is sent when the seller expresses interest but wishes to change certain conditions, such as deadlines or costs. In this case, they carefully analyze their risks and may adjust the deal in a way that achieves the best outcome. All these nuances can significantly impact the success of the sale and the level of satisfaction of the parties throughout the process.

Backup offers in the real estate market

Recently, there has been an active use of backup offers in the real estate market. For example, if one of the parties has already signed a contract, another potential buyer may start the mortgage application process. During this time, there is a risk that the bank may refuse to issue the loan.

In such circumstances, sellers have the opportunity to sign "backup" contracts that come into effect if the initial deal does not go through for any reason. This serves as a kind of safeguard for sellers, allowing them to protect themselves financially. If the buyer unexpectedly disappears, the seller will be able to initiate legal proceedings to assert their rights.

Buyers' rights and inspection period

As for buyers, they can take advantage of the inspection period, which by law lasts up to 15 days. During this time, the buyer has the right to invite an expert to assess the condition of the property.

If the results of the inspection do not meet the client's expectations, they have the right to withdraw from the deal. In practice, during these 15 days, many buyers find reasons to cancel the purchase. For example, a mortgage broker may often report the inability to obtain a loan, which will lead to the return of the deposit that was placed in the escrow account.

Escrow account and its role in transactions

An escrow account can be opened by either a broker or a specialized organization known as a title company. It is often easier to process a deposit refund through a broker. If the seller attempts to dispute these funds, the title company has the right to freeze them until the court proceedings are completed.

When working through a broker, you can get your deposit back simply by stating that the inspection results do not satisfy the buyer. However, in any case, the deposit must be presented.

Market research and credit offers

Additionally, it would be helpful to study other materials about real estate transaction processes in the USA, as well as the ongoing costs associated with property ownership. Sellers carefully analyze the incoming offers and their justification. For example, if the first offer comes from a buyer with cash who is ready to make a 10% deposit while waiving the inspection period, this undoubtedly attracts the sellers' attention.

Especially in an active market, where buyers sometimes take on the responsibility for the subsequent risks of the deal. If the second statement implies a 15-day inspection period, the seller understands that for two weeks they will not be able to consider other options.

Moral aspects of transactions

As a result, he is likely to choose the offer with lower risks. In the current competitive environment, many buyers, particularly Russian speakers, submit multiple applications for different properties at the same time and then withdraw from some of them during the inspection period, using legal nuances.

Although such actions are legally permissible, they raise ethical questions. In the secondary real estate market, there are almost always flaws that can serve as a basis for changing the terms. While this strategy is not unusual, it is important to remember the moral aspect of real estate transactions and to strive to act honestly and transparently.

Knowledge of rights and responsibilities

It is important for both buyers and sellers to be aware of their rights and to understand the process of making transactions in order to avoid unpleasant situations and conflicts.

Unethical actions of the agent

If the agent is caught engaging in wrongful actions, their partners are unlikely to want to continue the collaboration.

Ways to immigrate to the USA

Next, let's look at the various ways to immigrate to the USA. One of the most sought-after paths to obtaining a green card is the programEB-2This process offers the opportunity to obtain permanent resident status within one month at a cost starting from $5,000.

• L-1 Visa:designed for businessmen, managers, and in-demand specialists, which can be obtained in two months, starting from $5,000.
• EB-1 Program:Professionals with exceptional achievements can take advantage of the opportunity to obtain a green card through the EB-1 program, which has a processing time of eight months and costs starting from $5,000.
• E-2 Visa:available for investors and entrepreneurs, processed within four months for amounts starting from $100,000.
• O-1 Visa:suitable for individuals with exceptional abilities, with a processing time of three months and a minimum cost of $5,000.
• EB-5 Program:Thanks to investments in the American economy, one can obtain a residence permit in 31 months, with a starting amount of $900,000.

Competition in the real estate market in Florida

As of today, Florida is experiencing an active "competition of offers." The opportunities for maneuvering depend on the current market situation, which is now a seller's market. This is due to a sharp increase in the money supply in the U.S. economy, caused by both the pandemic and government support.

Inflation is expected to rise, which is prompting people to invest in real estate. Additionally, a significant number of new residents are moving to our state, as it remained open throughout the pandemic. The quarantine in Florida lasted only two to three months, and overall, local life offers many advantages.

Proposal strategy

Now, when I contact a realtor to schedule a viewing, I often hear the response that the property is already "under contract." Agents don't have time to update the information in the system, so I have to actively fight for the best deals for my clients.

In a highly competitive environment among buyers, I try to make my offer more attractive by increasing the deposit or shortening the inspection period. This makes my offer appear more serious.

Collaboration with the seller's agent

Additionally, I am trying to establish contact with the seller's agent to better understand the conditions under which I can succeed in this competitive battle. However, according to the law, listing agents are not allowed to disclose the amounts of other offers to me, so my strategy requires carefulness and caution.

House search

Last week, I felt like spending some time outdoors, so I took a walk around the area where an open house event was taking place. In one of the properties, I managed to find a house that was perfect for my clients. I asked the realtor if there were any offers on this house.

He confirmed the existence of such requests, and then I decided to find out what I needed to do to make my proposal more appealing.

Conditions for competitiveness

The realtor informed me that there are currently no offers that satisfy the seller, which made me realize that the asking price of 1 million dollars has likely not been proposed. When I inquired whether a price of 980 thousand dollars would be competitive, I received a positive response, indicating that such an offer has a good chance.

After that, I informed him that I was preparing an offer, which he would have 12 hours to accept.

Conclusion

In conclusion of the article, I would like to emphasize that the real estate market in Florida, like in any other state in the USA, has certain characteristics that affect the process of buying and selling properties. While studying this market, I realized how important the role of realtors is, as they act as a link between buyers and sellers.

It should be noted that direct dialogue between the parties is virtually excluded. This creates both advantages and disadvantages, but overall it demonstrates that the work of realtors protects the interests of clients and simplifies many aspects of transactions.The feature of this approach is that the buyer does not incur any additional financial expenses.since the commission is usually paid by the seller.

The MLS system and open houses organized by listing agents create a comfortable environment for buyers, allowing them to focus on selecting the right property without being distracted by ineffective negotiations. It is also important to note that despite the availability of various platforms for searching for real estate, the final choice still depends on the professionalism of the realtors who can meet all the clients' needs.

Key features of the real estate market in Florida:

• The role of realtors as a link between buyers and sellers.
• The lack of direct dialogue between the parties involved in the transactions.
• The commission is paid by the seller.reducing the financial burden on the buyer.
• MLS system and open houses for the convenience of the buyer.
• The lack of the ability to be a "double agent" to increase the transparency of transactions.

Thus, when searching for and purchasing real estate in Florida, a realtor plays a key role as a reliable advisor and advocate for your interests. Ultimately, by understanding all the nuances and rules, one can find the perfect property that will not only be an asset but also a cozy home on the Atlantic coast.

If you have any questions about the real estate market in Florida or if you want to explore investment opportunities,I am always ready to help you on this exciting journey..