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robert foley

The Power of The Rebate

Believe it or not we have seen a resurgence in situations where multiple buyers are bidding simultaneously on the same home. In these situations buyers need to find a competitive edge when trying to outbid other buyers. There is no more powerful tool in gaining that advantage than "The Rebate".

Here is an example to illustrate the power of The Rebate in these situations:

Home is listed for $275,000 and the seller is offering buyer agents a 3% commission. Buyer X is utilizing the services of an agent that DOES NOT rebate a portion of their commission to the buyer. Buyer Y is utilizing the services of an agent that DOES rebate a portion of their commission to the buyer.

Buyer X offers $275,000 for the home. Buyer Y offers $277,000 for the home. Buyer Y wins the bid.

More importantly because Buyer Y's agent rebates more than $4,000 to Buyer Y, the net purchase price of Buyer Y's offer is less than $273,000.

Not only did Buyer Y win the bid but it did not cost Buyer Y anything relative to what Buyer X was offering.

A rebate is a powerful tool in all buying scenarios but particularly in multiple bid situations.

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            Brief History on Rebating

            In the world of homebuying the term "Rebating" refers to the practice of a real estate brokerage firm returning or refunding a portion of its commission from the seller or seller's agent to their buyer client.

            For many years the large and dominant real estate brokerage firms with the help of the National Association of Realtors fought for rules prohibiting the practice of Rebating. These firms and NAR were very successful for many years. That was until their actions caught the attention of the Department of Justice Antitrust Division.

            In 2005 the Department of Justice announced it had launched an investigation into two rulings by the South Dakota Real Estate Commission prohibiting brokerage firms from Rebating in South Dakota. Shortly after it began its investigation, the Department of Justice announced that the South Dakota Real Estate Commission had rescinded its rulings and that Rebating was now allowed in South Dakota. Thereafter the Department of Justice began investigating bans on Rebating in other states, resulting in several more states lifting their bans on Rebating.

            Now that the legal framework is set allowing more competition in the real estate industry, we hope that more firms like ours take advantage of that framework to provide consumers more choice when it comes to buying a home. Thank you.

            For more on the Department of Justice's efforts visit their page on Rebating: http://www.justice.gov/atr/public/real_estate/rebates.html

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                      Happy Holidays!

                      Thank you to all of our clients, friends and supporters for making 2013 our best year yet. Happy Holidays to all and we look forward to another great year in 2014.

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                        Bargain Shopping

                        It seems like with every new Holiday Season American consumers are demanding more and more value from retailers. In our technological age shoppers have become ultra savvy when it comes to value and price. No longer are consumers fooled into simply assuming that the most expensive item is the highest quality item. Consumers instinctively understand that value is more important than price and that with just a little extra research they can usually find a high quality item at a better value than the highest price one.

                        The question then for me is why has the American consumer not been more discerning when shopping for a real estate agent or firm? With a little extra research the consumer would realize that the highest price agents and firms are not necessarily the highest quality and that there are far better values available than the highest priced firms and agents.

                        Thanks to advancements in technology and overall efficiency, real estate agents can now provide the same if not higher quality services at a fraction of the cost. Why then have the prices for services not changed for the vast majority of providers over the past 30 plus years?

                        When the precursor to today's modern cellphone was introduced in the 1980's the original model cost $4,000 per phone. Can you imagine if you walked into Best Buy today and saw a cellphone listed for $4,000? Let's see do I buy an Iphone for $300 or the $4,000 phone that takes 10 hours to charge for 30 minutes of talk time? That would be a "no brainer".

                        If consumers were complacent the quality and value of goods in America would never improve. Thanks to American consumer demands the quality of almost every product has improved over time and the value of those products has increased immensely. If consumers start demanding better value and quality out of real estate agents and firms things will change. However, until consumers start flexing their purchasing power, the value provided by most firms will remain poor.

                        We encourage you to demand better value out of today's real estate industry. Thank you.

                        Is The Prevailing Compensation Model Outdated?

                        The median home price in Chittenden County Vermont is roughly $262,000. Under the prevailing compensation model in Chittenden County, real estate firms charge 6% to represent a seller and 3% to represent a buyer in Chittenden County.

                        Assume that an agent completes 12 transactions in a year or 1 per month. At the median sales price above that agent would have sold $3,144,000 of real estate throughout the year. Assume that 1/2 of the transactions were at the rate of 6% and the other 1/2 were completed at the 3% rate. The total fees collected by that agent during the year would be $141,480.

                        Assume that the agent retains 70% of the fees and the other 30% goes towards overhead, costs and expenses. The agent would collect $99,036 for the year.

                        $99,036 and only completing 1 transaction per month? Assume that a transaction took 40 hours of the agent's time (which based upon my experience as a real estate agent, real estate lawyer, buyer and seller is on the extremely high side), the agent could essentially make $100,000 working 1 week per month.

                        With all of the advancements in technology and agent efficiency, don't you think that the prevailing model is outdated?

                        For a more equitable model check out our buyer agent services where we rebate our fees to our clients.

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                            Hi. I realise the new House Price Search Tool is still in beta guise but why are so many preiortpes not listed? I have been searching for preiortpes that I know have been bought and sold with varying success. I have found complete roads that do not show up no matter how the address is entered. Then there are preiortpes that show only one sale but I know have been sold a couple of times since. I would have imagined that the land registry office being a strictly run government organisation would have its records absolutely spot on, allowing only the ommission of recent sales but this does not seem to be the case. Could you explain please why so many sales of preiortpes and their prices are not showing up in your data base? Thank you. LPH.

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                                      Buyers Get a Competitive Edge With Flat Fee

                                      Because Flat fee shares its commission with its buyer clients, our buyers have a competitive edge when bidding on houses. Here is an example:

                                      A home is listed by a firm and the seller is offering buyer agents a 3% commission. The home is listed for $350,000.

                                      A buyer with an agent that does not share their commission offers $325,000 for the home.

                                      A buyer client of Flat Fee offers $330,000 for the same home.

                                      In almost every case, the seller is going to accept the higher offer of $330,000.

                                      At closing Flat Fee receives a commission check for $9,900. Flat Fee keeps $3,500 and gives the rest, $6,400, to our client.

                                      Thus, even though our client offered $5,000 more for the house, they actually paid $1,400 less than the other buyer was offering for the house.

                                      As you can see buyers gain a competitive edge by using Flat Fee.

                                      Comments

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                                          Not Too Cold to Start Looking

                                          With bone chilling temperatures outside it may be difficult to think about Spring and Summer. However, because purchasing a home is typically the largest financial investment an individual or family will make in a year, it is important to begin planning well ahead of the time you actually want to buy. For most families the preferred buying season is in the Spring or Summer in hopes of making the physical move prior to the upcoming school year.

                                          Although historically there is greater inventory in the Spring and Summer, there are new homes listed every day in Vermont. Even though you may not be ready to look at homes or have even developed your house budget, by starting to follow the new listings now you will develop a better idea of the market and current values. Then when it comes time to get serious about looking in the Spring and Summer you will already have an idea of what your budget can afford. You will also have a good handle on which homes represent good value and which are overpriced.

                                          Stay warm and call us if you have questions about the home buying process. Thank you.

                                          Comments

                                          1. never cold call again audio on

                                            Wow, this paragraph is fastidious, my younger sister is analyzing these kinds of things, thus I am going to tell her.
                                            • sales training negley ohio on

                                              Write more, thats all I have to say. Literally, it seems as though you relied on the video to make your point. You clearly know what youre talking about, why waste your intelligence on just posting videos to your site when you could be giving us something informative to read?
                                              • Victoria Vaughan on

                                                I just wanted to say that using a flat fee listing is really the way to go. We did and we had a wonderful experience. Thanks.

                                                Thank You

                                                With the end of the year quickly approaching we just wanted to take a moment to thank all of those who supported us in 2012. We would particularly like to thank our buyers and sellers who made 2012 our most successful year to date.

                                                When we started 5 years ago, many doubted whether our innovative real estate model could survive in Vermont. Few thought we could withstand the predictable backlash from those who had traditionally charged more. Well not only did we survive, we have thrived.

                                                So far in 2012 we have sold more than $35,000,000 worth of Vermont real estate. This ranks us #8 out of more than 400 active firms in Vermont.

                                                We believe that our success is as much about our abilities as it is about Vermonters standing up for consumer choice. We hope that all of you will continue helping us spread our message of consumer choice and that we can continue saving Vermonters money by changing the way that real estate brokerage services are offered in Vermont.

                                                Thank you again. Happy Holidays!

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