New Yorkers are some of the most
keen and savvy shoppers around. We are exposed to a multitude of ad stuff
including billboards, flyers, the “two dweebs” standing in the middle of the
sidewalk trying to sucker you into donating to their latest cause, signs,
subway ads, free morning papers, etc…nearly everywhere you turn there is more
ad stuff. As a result, we have developed a keen sense of what’s real and what’s
not!
There’s typically a jaw dropping
reaction when it is revealed to a buyer of a co-op or condo in NYC that
“working with a buyer’s broker is FREE.” That’s right, when you’re ready to
apartment shop in NYC it costs you nothing to team up with an experienced
broker who can provide you guidance and perspective. In fact, they will very
likely save you time energy and money – if you choose a good one!
What’s the catch? In New York,
broker’s commissions are pre-determined prior to the listing going live and are
paid for by the seller. This means the listing agent, or agent to the party
selling an apartment, will split their commission (usually 50/50) with the buyer’s
agent because ultimately they want to make a deal happen for their client.
This “co-brokering” strategy/philosophy is beneficial to all parties –
for the seller because they are engaging with many buyers’ brokers and their
client who feels more comfortable working with a trusted advisor, and lastly the
buyer too because they have more options to choose from and are fully
represented in the transaction.
Essentially the seller pays the
commission for both the seller’s agent and the buyer’s agent. Typically the
commission equals roughly 5-6% of the home’s sales price, which is split evenly between
both agents (on a $1,000,000 home that would be $25,000-$30,000 apiece). In
today’s market, the typical time needed to find and close on an apartment is
anywhere between 4-6 months There is a fine balance between the time committed
to the buyer and earning a commission at the closing table. A good buyer’s
agent will strive to prove their dedication and loyalty and will ask for your
loyalty in return as you proceed in your search to make sure you find the best
possible fit at the right price.
It’s important to note the
difference between buying agent and listing (sales) agent. As a home buyer, you
should be aware and forewarned that when attending an open house alone with no
buyer’s agent representation (either present or working from the sidelines)
that when you engage the listing agent you will be unrepresented. A listing
broker pledges his/her fiduciary responsibility to the seller and the seller
only, therefore legally may not reveal information that could be relevant to
the purchase or in your best interest.
Attending open houses is an
informative experience, but remember the broker greeting you at the door is not
your agent or friend. They’re simply taking the appropriate actions to sell
their clients property for top dollar, leaving no room to consider your
interests. As best explained:
“Let’s say, for instance, you
walked up to the listing agent at an open house and gushed about how you love
the home and want to buy it, but you will need to move soon because you’re
expecting your second child and need to decorate the nursery pronto, or the
lease on your rental is up in a couple of months. A seller’s agent can use this
information against you by informing the seller that your clock is
ticking, so they shouldn’t budge too much on their asking price—or at all.
Yet make this same
confession to the buyer’s agent you’re working with, and it’s all
fine—this professional would know to keep this information private from
sellers (and their agents) so it can’t be used against you.” - Realtor.com
There are main things you want to
consider when choosing a Buyer’s Agent:
What areas do they specialize in
– live and work?
What is their level of experience
in real estate?
Do they have testimonials and
recommendations from previous buyers and sellers online?
Are they friendly, capable,
knowledgeable, patient – remember you are going to work with them for months.
What is their availability to
work with you?
Take the time to interview a few
brokers and ask pertinent questions about how they work, their process and
their team of professionals that will help get you to the closing table with
comfort and ease and without compromise or fail.
Jeff Nolan specializes in both
the sale and leasing of Manhattan and Brooklyn residential real estate
properties (condos, coops and townhouses), having over 10+ years in transnational real estate experience with The Corcoran Group and 20+ years as a
landlord/real estate investor. He is dedicated to bringing the right listings
to your fingertips and ready to accommodate you on showings at any time.
Don’t take our word for it, check him out online – just Google Jeff Nolan and
Corcoran. We invite you to share your search criteria with us and schedule some
time to work with him today.
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