Viewing Queen Creek New Homes or Open Houses? Be Careful!

By
Real Estate Agent with Garrette Custom Homes SA537042000
Once you've decided to buy a home here in Queen Creek, it's natural to want to see them all. If you happen to see an "Open House" sign or a builder's models, it's natural to stop and go in. But be careful.
 
The first step is to IMMEDIATELY tell the agent that yes, you do have a buyer's agent.  In fact, it won't hurt to give the seller's agent your agent's card, just to reinforce the statement.
 
Next, if you fall in love and want the house, take the information and call your own agent immediately. Inform the seller's agent that he or she can expect an offer and that it will be coming through your agent.
 
Why not purchase from the agent holding the open house or at the sales office?
 
For two reasons. First, you probably have a contract with your buyer's agent. Second, the agent holding the open house is working for the seller. If you purchase through him or her, you'll have limited representation.  You WON'T BE SAVING THE SELLER MONEY SO THAT YOU CAN GET A BETTER DEAL.  The seller is obligated to pay the full commission, regardless if there are two agents involved, or one.  You will just be helping the Listing Agent make more money.
 
That means no one will be ONLY on your side, negotiating the best price and terms....And no one will help you include the proper contingencies in your offer. You'll simply be a buyer.
 
If the house happens to be new construction in one of Queen Creek's new home subdivisions, you won't have anyone negotiating for upgrades on carpet or appliances – or making sure the builder does thier job and takes care of YOU.  The agent at the sales office works for the BUILDER.  Trust me, I know! I used to be one! I worked in new homes sales and new homes sales management for nearly 6 years. I know what questions to ask and what to look for. The builder's agent is paid by the builder to sell their homes.  They are COMMISSION based sales people.  

As soon as you walk through the front door of the builder's sales office without your agent, you may give up your right for representation.  When the builder releases their pricing, they automatically BUILD IN a buyer broker's commission into the base price.  They EXPECT to have to pay a buyer's agent.  They LOVE when you show up alone :-)  They CANNOT offer you an incentive to NOT have representation....they could get in BIG trouble for that.
 
As your Queen Creek agent, I'll be happy to accompany you to open houses - and new home  sales offices. I'll be glad to give you a supply of cards to hand out, just in case you run across your new Queen Creek home when I'm not with you.
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About the Author...

This article  was provided by Jessica Sulliman, a Nationally recognized Realtor and Certified Short Sale & REO Specialist.  Jessica can be reached via e-mail at azshortsalediva@gmail.com or by cell phone or text message at 602-677-7977. Jessica has helped hundreds of people buy and sell their home.  For Arizona real estate and homes see www.jessicasulliman.ashbyrealty.com or www.theshortsalediva.com

Ashby Realty Group handles Arizona real estate sales, Arizona short sales, Arizona strategic short sales, Arizona pre-foreclosure sales, and Arizona foreclosures in the entire metro Phoenix area.  We specialize in the East Valley: Queen Creek, Gilbert, Chandler, Mesa, Scottsdale, Paradise Valley, Apache Junction, Gold Canyon, Tempe, Florence, San Tan Valley,  Ahwatukee, Anthem at Merrill Ranch resort community in Florence AZ. Serving all of Maricopa and Pinal counties Arizona. Arizona Short Sale Realtor. Short Sale Arizona 

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Comments (2)

Michael Blue
Home Smart Realty West - Encinitas, CA
REALTOR - 760-889-8877, Encinitas/Carlsbad

Big trouble?  I hear they usually tell the buyer(w/o a agent) the commissions saved on the buyer side can go to upgrades.  Why do they do it?

Aug 27, 2012 04:01 AM
Jessica Sulliman
Garrette Custom Homes - Queen Creek, AZ
CDPE, SFR, Queen Creek Real Estate 602-677-7977

Michael, because the builder has huge profit margins built into the upgrade pricing (generally around 50%++).  In traditional real estate/resale, it costs the seller the same amount if there is one agent or two.  In new homes, this is not the case.  The builder does not pay their agent more if there is no buyer agent on the deal, so they do save on their bottom line if there is no buyer's agent.....even if they give the buyer an equivalent amount in upgrades.  

The sales agent also wants to simply 'close' the buyer today....the mentality of the new home sales agent is that a buyer's agent just gets in the way....especially in a market like ours where it is a seller's market.  Based on my experience, the builder feels that if a buyer went to a new home subdivision on their own, they don't deserve representation as the BUYER was their OWN procuring cause.  Most builders pay a co-broke to agents to BRING their clients to the sales office.  Once they walk through those doors, the builder feels that the buyer's agent's job is done.

I can tell you, it is not uncommon that this is the case with many buyer's agents....but with a savvy, experienced agent who knows how the transaction should go from start to finish, and what red flags to watch for, how to talk to the builder/builder's agent/field crew/superintendent if things don't go as planned, etc. etc....this is NOT the case. 

 

Aug 27, 2012 04:33 AM

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