WHY YOU NEED A BUYER’S AGENT

We’ve been watching realtor.com and calling listing agents about new listings. Agents keep asking me if I have a buyer’s agent. Why would I want one?

It ‘s a good idea to recognize exactly what a buyer’s agent is to you – essentially an almost free invaluable resource to you in the buying process. You might think you will save money if you don’t have an agent that needs to be paid, but in reality that’s not how it works. The sellers have signed a listing agreement obligating them to pay a commission to the listing brokerage house of an agreed percentage and that percentage does not get adjusted if a buyer does not have an agent. So there is simply no advantage to not doing your research and choosing your own advocate before you begin the buying process.

In a recent study done by the National Association of Realtors, the #1 benefit all buyers put forth for having a buyer’s agent? A buyer’s agent helps her buyer understand the process of buying a home (74% of millennials found this to be true). Buying a home is a significantly more complex process than you might imagine, and if you have a well-trained agent, she should make it look simple. However, if you don’t buy and sell real estate everyday, there are many traps for the unwary.

The #2 ranked benefit of a buyer’s agent? A buyer’s agent points out unnoticed property faults or failures. A full-time agent is in and out of homes on a daily basis and after years of experience has developed a fine-tuned ability to pick up issues that most buyers would never notice, and will hopefully be able to suggest proposed solutions as well. This is no substitute for a home inspection, of course. Third on the list of benefits? The buyer’s agent negotiated better sales contract terms than the buyers could have negotiated on their own. Again, years of full-time experience coupled with a dedication to staying educated in the profession should hone an agent’s ability to give you excellent negotiation advice.

The #4 ranked benefit? Buyers reported that their buyers’ agents improved their knowledge of search areas. This is particularly helpful when you are looking to move to an area you are not very familiar with. Finally, the 5th ranked benefit of a buyer’s agent is that she can connect you to a better (and hopefully more reputable) list of service providers than you might have access to on your own. All of these benefits can be yours without the fee of the commission – all a buyer pays is the small “broker fee” (which is charged to both buyer and seller) of approximately $325! This is a small price to pay for a long list of benefits and expert advice on what may be your largest investment! My question is, why wouldn’t you want one?

Call me!! I can help! 412.779.6060

FEATURED LISTINGS

300 Chaucer Ct

NEW PRICE — With its beautiful acre of land in an idyllic “up the hill” Sewickley neighborhood, you can be moved in to host warm weather fun this summer! Throw memorable parties at this turn-key Sewickley home! The large deck and covered stone patios spill onto the manicured lawn, with sport court, outdoor bar, covered ping pong area and Rainbow playset. Inside, a stylish aesthetic seamlessly unifies the three finished levels. 4 bedrooms, 3.5 baths, 3 car garage. $750,000.  See More…


180 Summerlawn Drive

Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot with large backyard in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room. Main level laundry. Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor gameroom. New roof. $599,000.  See More…


316 Beaver Street #204

Luxury and convenience seamlessly blend in this chic central Sewickley Village condo. Just steps to the shops and restaurants, this beautifully renovated unit features 2 bedrooms, 2 baths, large living room with built-ins, dining room, family room, eat-in kitchen and private balcony. In-unit laundry plus 2 indoor parking spaces. New hardwood floors unify the living spaces. Secure building. $435,000.
See More…

444 Woodland Road

Privacy in the heart of Sewickley Village! 2.973 Acres with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restaurants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes. Or replace with your own 21st century home of your design and creation! A rare opportunity in Sewickley! $825,000  See More… 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

TO TUB or NOT TO TUB, That is the question.

Both our bathrooms have claw-foot tubs which I am thinking of replacing with walk-in showers.  What is the value of having a tub in the bathroom in place of a shower or in addition to a shower?

Every home must have at least one bathtub.  A prospective buyer might have kids or just like a good soak and many will reject a home if there isn’t a tub available.  More often than not, if there is only one tub in a home it is in a kid’s bathroom, and this is most commonly configured as a tub/shower combination.  There could be a tub in the master bathroom as well, but only if there is abundant space. If you have to choose between a large, luxurious (spacious) shower in the master or a tub/shower, ditch the tub and go for a pure shower.  If there are multiple kids bathrooms, then only one needs to have a tub.  Typically, that tub is not a claw foot tub unless it has a shower ring (which is not tremendously appealing).  When claw foot tubs remain, they are typically in a bathroom that has plenty of room for both a shower and a tub. Re-glazed, these antique tubs can be the focal point of a remodeled luxury bath.

As far as value goes, value is really only recouped if you remodel the entire bathroom.  In other words, if you put in a new shower but leave the old floor tile and old vanity, you really have added no value.  If you redo the whole bathroom, you will likely recoup more that what you pay to remodel the bathroom, as long as you shop smartly when doing your remodel and sell your home while the bathroom still feels current (under 15 years). It is also very important to make choices that are classic and stand the test of time if you don’t want your home to feel dated sooner rather than later. I suggest, given the age of your home, that you make classic choices — Carrera marble, white subway tile, and silver-tone fixtures would all be timeless choices appropriate for an historic home.

Of course, I am available to provide on-site advice if that would be helpful to you as you have many options – give me a call – I’m happy to provide my free advice!

FEATURED HOMES

316 Beaver Street #204  

Luxury and convenience seamlessly blend in this chic central Sewickley Village condo. Just steps to the shops and restaurants, this beautifully renovated unit features 2 bedrooms, 2 baths, large living room with built-ins, dining room, family room, eat-in kitchen and private balcony.  In-unit laundry plus 2 indoor parking spaces.  New hardwood floors unify the living spaces. $435,000.  See more… 

 

102 American Way

The living is easy in this absolutely wonderful Sewickley Ridge one-level townhome.  Located in Ohio Township’s highly popular and sought-after Traditions at Sewickley Ridge community, it is less than one year old and in move-in condition – ready for you to call home!  2 bedrooms, 2 baths, 2 car garage, open concept floorplan, delightful screened porch. Chic ascetic with white cabinetry, granite tops, hardwood floors. Why delay your downsize any longer? $389,000   See more…

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

THE BENEFITS OF BUYER’S AGENT

Why should we use a buyers agent when buying a new home?  We thought it was better to just call the listing agent.

It’s always a better idea to use a buyer’s agent who is focused on your home search rather than calling each listing agent of every property that you might be interested in.  First and foremost, a buyers agent is essentially no additional fee to you.  Buyers do pay a very small “broker fee” (at Howard Hanna, that fee is comparatively quite low, at $325), but the commissions are paid by the seller.  So there is no financial reason for you not to have Buyer representation!

Having a buyer’s agent offers a long list of advantages to you.  The agent will get to know your personal needs and wishes and be able to screen houses more effectively as well as target houses that might be a great match.  The agent will be able to compare the various homes that you see, helping you to objectively address the positives and negatives of each home as they relate to each to other.  You should expect a buyer’s agent to be able to do a detailed analysis of the comparable sales for you so that you can feel good about any offers you are making.  Your buyers agent will also be able to guide you through the inspection process, which can be very tricky these days with home inspectors being unusually critical of the homes they are inspecting.

Does this mean that you should sign a buyer agency agreement with the first agent you meet?  Absolutely not!  The internet offers a wealth of information about Realtors these days.  Before choosing a buyer’s agent, check their online presence.  Look at their qualifications – do they have certifications or other professional credentials?  Check out their online reviews on websites such as Zillow, Trulia, realtor.com, yelp and Facebook.  Do they have a personal website where you can learn further information about their business and services to you?  Feel free to request personal interviews of past clients if that is helpful to you.  Once you feel you have chosen the best match for your needs, engage that Realtor as your buyer’s agent and move forward, knowing that you are in good hands!

FEATURED HOMES

180 Summerlawn Drive

Beautifully remodeled open concept 17 year old home on ½ acre wonderful lot in a delightful Sewickley neighborhood close to Village. Four finished levels of living space including finished walk out lower level. Kitchen with new stainless appliances open to family room.  Main level laundry.  Large master suite. Four bedrooms, 3 full and 2 half baths. Third floor great room.  New roof. $599,000.  See photos….

444 Woodland Road

Privacy in the heart of Sewickley Village!  2.973 Acre yard with mature landscaping, sprawling lawns, in-ground pool, private patio and natural woodlands that provide a year-round buffer for this magical property, yet Village shops and restaurants are just a few blocks away! Renovate to restore the home’s original relaxed elegance, reminiscent of New England seaside homes.  Or replace with your own 21st century home of your design and creation!  A rare opportunity in Sewickley!  $825,000  See photos and more details

 

 

I’m ready to answer any questions you have regarding your real estate needs.
Kathe Barge, CRS, ABR, CNE
Associate Broker
HOWARD HANNA
REAL ESTATE SERVICES
401 Broad Street
Sewickley, PA 15143
Cell: 412-779-6060
Office: 412-741-2200 x238
kbarge@howardhanna.com

Who Represents You?

Can we choose a buyer’s agent even if we have seen homes with the listing agents?

The answer is an unequivocal yes! As a buyer, you are absolutely entitled to choose your own representation in a transaction. It might be that the listing agent is in fact the individual that you feel will best represent you – approximately 1/3 of my transactions involve dual agency, and they proceed smoothly for all parties. But if you have been looking at homes or going to open houses and find the perfect agent for you in that process, it is fine to engage that agent as your representative even if you have seen homes with other agents.

It is of course in your best interests to ultimately select and work exclusively with a buyer’s agent. Your buyer’s agent should provide a personalized high level of service to you. When viewing homes, you should expect your buyer’s agent to provide you with information about the home, neighborhood and community to help you in your decision making process. You should expect your buyer’s agent to provide you with an analysis of comparable sales, develop a negotiating strategy and help you analyze and negotiate the home inspection. These are important benefits that you will receive when you engage a buyer’s agent that cannot be provided in the absence of that relationship.

Many buyers use open houses and viewings with listing agents as their opportunity to interview agents and determine who will best represent them as a buyer’s agent. This makes complete sense if you do not have a prior agency relationship that you were pleased with. Transitioning between homes is a very personal process that can, for some, also be very stressful. For many of us, it also involves the purchase and/or sale of our largest asset. The importance of due diligence, reference checking and interviews cannot be overstated when choosing your real estate representative, and once you have made that decision, it is important to communicate that to other real estate agents when interacting with them. I will be hosting an open house this Sunday, 1-3pm, at 30 Wilson Drive in Ben Avon Heights and next Sunday, February 5, 1-3 pm at 1008 Beaver Street in Sewickley – stop by, check out these amazing homes, and if you don’t already know me, I would love the opportunity to meet you!

Pocket Listings — Are They For You?

Dear Kathe, 

We have noticed that several homes have sold lately before they have hit the MLS. Are these “pocket listings” a good way to sell your home?

If a home sells before it hits the MLS, as a “pocket listing” as they are often called, it is highly likely that the seller could have sold the home for significantly more money. The MLS exposes a home to a large number of prospective buyers in a very short amount of time. This widespread exposure is what has the potential to drive the price up for the seller.

A “pocket listing” is more like a secret sale. The agent you are dealing with may have a buyer that is willing to buy your home, but if it’s that easy, chances are you could have received more money if the general public had a chance at your home, and a bidding war could have possibly ensued. If an agent is being straightforward with the seller and discusses the strategies involved with using the market pressure of the MLS to drive in a higher price, it’s a rare seller who will willingly leave money on the table.

So why do we occasionally see these seemingly “secret sales” taking place? Some sellers perceive these pocket listings as a good thing – some don’t want to be hassled with multiple showings, some don’t want the general public to know their home is available for sale. Some agents choose this strategy because they want to keep all of the commission for themselves and that only happens if their own buyer is the successful bidder. If a seller’s goal is to maximize financial return, however, a pocket listing, or accepting an agreement of sale before the home is marketed in the MLS, is rarely the best strategy.

So no, my 17 years experience indicates that a pocket listing is usually not in a seller’s best interests. The highest returns I have seen sellers achieve occur in scenarios when they have used strategies to maximize the excitement within the buying community through proper pricing, excellent conditioning and staging and full MLS exposure.

Many many thanks to my clients, neighbors and friends for your confidence in me and my business,  for choosing me as your real estate agent and for referring me to your colleagues, family, neighbors and friends.  I am honored to be included by the Pittsburgh Business Times as one of Pittsburgh’s top real estate agents, and ranked as #1 in Sewickley! Thank you!

Differentiators

Selecting the best realtor for your needs is a very personal process.  Surprisingly, however, some real estate consumers don’t know where to begin.  The internet is such an easily accessible tool for doing your homework before you commit to an agent, and yet so many people fail to take advantage of all that is available to them, and then months or in some cases years later are still complaining at cocktail parties or book clubs about how they are not satisfied with their choice of agent.

 

In this age of technology, there is no reason not to do some homework upfront, before committing to an agent to handle what is likely your largest business transaction.   You can begin by looking at the qualifications and experience of the agent you are considering.  What certifications do they have? Certifications such as ABR (Accredited Buyer’s Representative) and CRS (Certified Residential Specialist) require extensive commitment to training by the agent, and training means the agent is best equipped to achieve the very best result for you.  Much of this training requires years of dedication to learning and excellence.  All agents are not brokers, for example.  An Associate Broker’s license takes a minimum of three years commitment to additional learning and hands on experience, which can only enhance your experience with the agent.

Check out their online marketing next.  The majority of Buyers start their search online these days.  How does the agent market her homes?  Check out sites like realtor.com, Trulia and Craig’s List.  Are there visual tours?  What do you think of the photography?  Would you buy the home, or even take a second look?  Be sure to check out online recommendations while on these sites.

Finally, when meeting with the agent, ask for statistics.  How many days does it take her to sell a home on average and how does that compare to the market generally.  How correct is her pricing?  How often does she have to reduce the price of a home before it sells?  Reflect on how she calculated this data?  Is it a guess or did she actually crank out the numbers?  This will all help you determine the value of the advice you are receiving.

Each of these factors inures directly to your benefit and your bottom line.  So take the time – get to know our credentials, marketing, past performance and recommendations – and make an educated decision when choosing your next real estate agent.

Who Works for You?

Realtors are commonly called “agents,” but why?  Real estate is practice under the “law of agency,” which means that one party, the “agent,” represents the interest of another, “the principal.”  How does this really apply to you?

If you are a seller, you enter an “agency relationship” with the agent you choose to be your real estate advocate at the time you sign your listing agreement.  At that point, the agent you chose must act on your behalf, with your best interests in mind, to find a buyer.  And so does every other agent out there.  In Pennsylvania, buyer agency exists in written form only, so until a buyer actually signs a buyer agency agreement with a broker, all agents represent the seller’s interests.  Yes, buyers must be treated with honesty and fairness, but this does not mean they are represented.  The seller’s interests must always come first.

So what if you are a buyer?  This is probably sounding less than favorable right now.  All the sign or ad calls you have made – the open houses you have attended – the properties you may have screened without officially having your own buyer’s agent – the agents you were dealing with all represented the sellers and had a duty to put the sellers’ interests first.  That is great when you are the seller, but as real estate transactions have become more complex, buyers need representation too.

And so evolved buyer agency agreements in the state of Pennsylvania.  Buyers now have the right to demand an agency relationship where their interests must be put first by the agent.  To have this, buyers must sign a written agreement where they agree to work with only one agent and whereby the agent is bound to put that buyer’s interests first.  With a written buyer agency agreement in place, buyers know that an agent is representing their interests and must fulfill the obligation to faithfully serve them.

If you are a seller who has done your research, chosen the agent best qualified to advocate for your interests and have signed a listing agreement, you have representation.  If you are a buyer, you should do your due diligence – research agent qualifications – seek references  – and then sign a buyer agency agreement.  Know who is representing you, and don’t leave home without them!