Our Services

Will it cost me more money if I use an Exclusive Buyer Agent or Exclusive Buyer Broker? 

No. It will probably save you money! We are Realtors® and members of NAEBA (National Association of Exclusive Buyer Agents). We are typically compensated the same way as any other Realtor®. An Exclusive Buyer Agent Brokerage only represents the buyer and never takes any listings to avoid any conflict of interest. Please Do Not mistaken the  Exclusive Buyer Representation Agreement as working with an Exclusive Buyer Agent/Broker, they are completely different.  The agreement  means that the buyer will work exclusively with that agent and does not mean that they will be representing your best interest 100% of the time.

How can you save me money?

Since we work for the buyer, we are not trying to get the seller the highest price for their property. We are working to get you the best price, and thus, will usually save you money over a traditional seller's agent. This is part of our legal obligation to you.

If you are paid a percentage of the sale price, isn't it in your best interest to keep the price high?

First and foremost, we have a contractual obligation to work for our buyer's interest. Our agents always attempt to negotiate a lower price for you. As your advocate, our obligation to you is fiduciary in nature. Our firm is legally bound to represent your interests in all aspects of the home buying process.
Second, for each $1,000 we save our clients Lux House Hunters will never put our business or our client relationships in jeopardy for a few extra dollars. We always act in our client's best interest.
Third, we have established our business and our reputation on satisfied customers. A job that is well done will lead to further recommendation and new buyer referrals.

Do I need to sign a written Buyer Agency Agreement?

Yes, as result of the NAR settlement on August 17, 2024 all Realtors® must use a written Buyer Agent Agreement. However, our firm has been committed to using a written agreement signed since 2006 because it outlines our duties to the buyer client and discusses how the agency relationship works. It is very similar to a listing agreement when you are selling a home. As Exclusive Buyers Agents, we use our expertise and knowledge to find you the most advantageous home at the lowest price and in the most efficient manner. It commits us to work for you as a principal/client-agency relationship, providing a much greater degree of representation and service.  It protects the buyer client and the buyer agent in a clear and consistent manner.
We would be more than happy to email you a copy of this agreement for you to view.

How buyer’s agent compensation works:

Buyer’s agent compensation has typically been included in the sale price, mostly or entirely. That buyer’s agent fee is deducted from the seller’s profit at closing. Buyers pay their agents through the sale price of the house. Sellers pay the buyers agent as a debit from their profits.

Why do sellers offer to pay buyers agents? 

Some sellers choose to include offers to pay the buyer’s agent fee because it encourages buyer’s agents to bring buyers to the house or condo. Sellers realize that many buyers do not have extra funds to pay a buyer’s agent commission in cash; it needs to be included in the mortgaged sale price. The goal of the seller is to get the most money for their property. The best way to do that is to have many buyers interested in the house. 

Do we owe you anything if we don't buy a home?

No. We are only compensated when there is a successful closing.

If I skip using a Buyer Agent and go directly to the seller's listing agent, won't I save more money and have less confusion?

Absolutely NOT. The part of the potential fee that we would have received, which you are now paying for anyway as part of the purchase price, will just go to the seller's listing agent and agency. They will collect more commission, and you will only get "dual agency" or no representation at all. The listing agency works directly for the seller's interests with legal obligations to negotiate for the highest possible price at the best possible terms. The listing agency must disclose all of your personal and financial criteria, including income, assets, mortgage status, buying motivations, contemplated offers, etc. to the seller. We keep all of your information confidential. A seller's agent is in violation of the law if they do anything to help or benefit the buyer. That means that the seller's agent cannot give you any information that puts their seller client at a disadvantage.

Other agents have told me that they are the only agent who can show the houses listed in their agency.

This statement is NOT true. New York's Department of State (DOS) has ruled that the buyer always has the right to choose their own real estate broker/agency. In 1991, New York enacted a law requiring a written disclosure form which states who the broker is clearly representing. This form must be signed at first substantive contact with buyer and sellers and, dual agency requires informed consent of all parties in the transaction. If the buyer chooses to be in a buyer agency agreement, any home listed by a real estate agent must be made accessible to a certified buyer's agent. Therefore, a buyer's agent can have access to show you many more homes than any ordinary seller's agent. In Florida, you have the right to have an Agent Represent your interest by signing a Single Agent Notice. You have a choice to be represented!

If I am looking in a certain neighborhood maybe I should go with a local agent who is more "familiar" with that area.

NOT necessarily. Please remember that traditional agents are trying to sell you something, so they may only tell you what you want to hear to make a quick deal. By law they cannot tell you "what is wrong" with any of their listings and neighborhoods, how to negotiate, if the price is too high, or any other information which may compromise the seller's ability to sell at the highest possible price. Our agents have successfully closed on properties throughout Long Island (Nassau, Suffolk, Queens), New York and in Palm Beach County, Florida.

What if I have seen a property with a seller's agent and now I want to use an Exclusive Buyer Agent to buy that home?

You would probably be better off calling us before you go to see the house. If you went to an open house, you may not be bound to that agent. However, if you called from a sign or advertisement, you may have to continuing working with that agent to purchase that particular property. There are many factors involved. Please call us for an assessment of you particular situation before you go any further.

Please contact us if you have any further questions. We want you have a FULL UNDERSTANDING of the home buying process. Visit NAEBA.org  This not-for-profit organization is the advocate and educator to the home buyer!