Austin Realtor Specializing in Home Buyers

Buyer Representation Program Eleven Oaks Realty An integrated plan to find the right home for you.

Telephone (512) 827-8323 info@AustinRealEstateHomesBlog.com www.AustinRealEstateHomesBlog.com TREC License # 0614417

Delivers...

Advocacy We put your interests first --- Always.

Technical Expertise We apply our training, knowledge, skills and experience for your benefit.

Professional Advice We guide you to an informed purchase decision.

Professional Advice dedicated to the timeless maxim... Protect thy Client.

Our Mindset To Always Care Our Mission To Put Our Client’s Interests First Our Values We believe satisfaction starts with exceptional service We believe no transaction is worth our reputation We believe who we are in business with really matters We believe in personal growth through education We believe in helping others achieve their goals We believe in family first, then business Our Beliefs Win-Win ---Or no deal Integrity - Do the right thing Customers - Always come first Commitment - In all things Communication - Seek first to understand Creativity - Ideas before results Teamwork - Together everyone achieves more Trust - Starts with honesty Success - Results through people Our Vision To exceed the expectations of our clients so they will confidently refer us to their family, friends and coworkers.

About Eleven Oaks Realty...

Raymond Stoklosa CRS/ABR

Chris Williamson CNE

Raymond Stoklosa has been exceeding his client’s real estate expectations since 1978. He is the Designated Broker and Owner of Eleven Oaks Realty, learning based real estate consultants.

Chris Williamson has been exceeding his client’s real estate expectations since 2003. Chris is a Realtor with Eleven Oaks Realty, learning based real estate consultants.

Designated Broker/Owner

all types of markets, he is adept at tailoring transactions to achieve the best real estate experience possible for his clients.

With credentials indicative of professional commitment and accomplishment, Raymond is a Certified Residential Specialist (CRS), Certified Real Estate Appraiser (CREA), Accredited Buyer Representative (ABR), Certified Real Estate Buyer’s Broker (CREBB®), and is e-PRO Certified.

He is a member of a select group of REALTORS who have developed the specialized skills and expertise to earn these elite designations. As a Certified Real Estate Appraiser, he is especially well-prepared to evaluate real property.

Education is the cornerstone of his professional skills.

Raymond has taught a variety of consumer protection and professional development courses at community colleges, corporations, consumer rights advocate organizations and other community education programs.

Realtor

Chris began his career in real estate in 2003 as a Realtor with Coldwell Banker in his hometown of Atlanta, GA. and his experience spans all aspects of real estate from new homes and residential resales to financing and contracts. Chris utilizes this wealth of knowledge to help his clients find their dream homes.

Most importantly, his primary focus is delivering best-inclass customer service to each and every client.

Having relocated to Austin himself, Chris is an expert at navigating the home buying process from afar and frequently helps clients moving from out of the area find their Austin dream home. Additionally, his reassuring demeanor make him a perfect advisor for first-timers.

If you are looking to sell, there is no better Realtor in Austin than Chris. As a contributing author of AustinRealEstateHomesBlog.com, he is one of the most informed agents in Austin in both area trends and new, innovative marketing tactics. His proven strategies get homes sold – fast.

Rebecca Williamson CRS/ABR/SFR Realtor

Rebecca Williamson has been exceeding her client’s real estate expectations since 2007. She is a Realtor with Eleven Oaks Realty, learning based real estate consultants.

Graduating #1 in her Polymer Engineering class at the Georgia Institute of Technology and completing a successful career in technical sales, Rebecca decided to go back to her first love and pursue a career in real estate. She attributes her early success in the industry to her commitment to personalized service. Clients appreciate her dedication to not only their transaction, but their peace of mind throughout the process.

Rebecca focuses on providing innovative marketing tactics and she is always on the lookout for the next means of exposure. Adept in SEO, web development and social media, her online marketing skills are unparalleled in the industry.

Having grown up in a house of real estate agents, Rebecca’s education in the real estate market started early and has been something she has kept up throughout the years. As a contributing author of AustinRealEstateHomesBlog.com, she is one of the most informed Realtors in Austin.

Buyer’s Agent Services Client Advocacy...Technical Expertise... Professional Advice

Client Advocacy As your Buyer’s Agent, we are your advocate. Our primary responsibility is to promote and protect your interests.

We are on your side, not the seller’s. Each member of Eleven Oaks Realty is dedicated to helping you secure the best business deal, and in having the best home buying experience possible. Client advocacy based upon the timeless maxim: “Protect Thy Client.”

Communication We listen to you. Together we explore your needs, wants and special requirements. Particular attention is paid to your values and expectations. We continuously solicit your feedback and impressions to ensure we are on the right track. And, we constantly monitor and apprise you of shifting market conditions so appropriate course corrections can be made in a timely fashion. We know buying a home is about you, not us.

What the Experts say about Buyers’ Agents: “Hiring a buyer’s broker costs the home buyer nothing extra.”

-Chicago Tribune

Finding the Right Home for You A methodical search is implemented to find you the right home at the right price. With specially designed technology and mapping capabilities, we constantly search and automatically transmit information via email about the homes that match your personal search criteria as they become available. We provide the fullest details on each property including school information, community links and demographic data to help make finding the right home easier and less stressful. As Buyer Representation specialists, Eleven Oaks Realty directs a comprehensive search to save you time.

Market Analysis and Home Evaluation As experienced agents, each member of our team is especially well-prepared to evaluate and interpret the state of the residential real estate marketplace. All real estate is local. Using reliable data, we prepare a thorough Competitive Market Analysis (CMA) showing recent sales, pending sales, current competitive listings, and expired/ cancelled listings to give you the most accurate view of the local housing market. And, we’ll present you with a regular update of activity so we may adjust to market changes and help you make an informed purchase decision. Our MarketWATCH surveys market activity, conditions and emerging trends in the Austin housing market.

Price Counseling You, like every home buyer, has two goals: Find the right home and buy it for the lowest price. From strategy to tactics, we at Eleven Oaks Realty will counsel you to achieve these goals. We’ll show you how to recognize a

good investment opportunity, and we’ll show you which houses not to buy.

Due Diligence Eleven Oaks Realty guides you through the due diligence process. Here is where we help you understand about the condition of the property you are buying. As your advocate, we identify flaws and impediments to resale so you can make a sound investment decision. We orchestrate inspections to uncover defects and deficiencies that might not be apparent to you. We help level the playing field so that you’ll have a solid understanding about the good and not-so-good aspects of the property before you take ownership. Protecting your interests is a responsibility we take very seriously and we apply our technical expertise for your benefit.

Negotiations We put your interests first --- always. We take great pride in our negotiating strengths. A strong negotiator can mean the difference of thousands of dollars to your bottom line.

Eleven Oaks Realty never forgets that promoting your best interests is our overriding duty. As your advocate, we will promote and protect your interests ahead of all others including our own. As your negotiator, we will treat your money as if it were our money.

Oversee the Details We carefully oversee all of the details of the entire purchase process. From our initial consultation through close of escrow and beyond, we are there for you. Every transaction has as many as 150 phone calls and emails to deal with. Each one of them loaded with critical details.

The difference between a successful closed escrow and a failed transaction is often skillful transaction management.

Our team of highly trained professionals adeptly manages the details of your transaction in a business-like fashion. As your team leader, we orchestrate a bevy of ancillary service providers and vendors who perform an array of necessary functions to bring your transaction to closure. As a team, we all succeed.

Cost Analysis All real estate transactions have closing costs payable at closing for ancillary services. Eleven Oaks Realty is careful about your costs. Accordingly, a “transaction specific” estimate of your closing costs is prepared prior to the offer so you’ll know your total expenditures. Financial surprises are unacceptable.

Local Knowledge With over 52 years of combined experience in real estate, we can provide special insights, historical perspective and local knowledge. Buying a home is more than choosing a floor plan and colorations, it’s a lifestyle decision. Nowhere is the quality of life more diverse.

We deliver vital information on everything from school

rankings to family recreation, environment to civic issues, infrastructure to city services, crime and commuting patterns, neighborhood nuances to micro-climates. All this and more because you’re not just buying a home, you’re buying a lifestyle.

he or she receives compensation from the seller’s agent for the work done on your behalf.

That’s what we mean by value-plus service.

No matter where you find a home that you may be interested in seeing, you need only call Eleven Oaks Realty for help. We can show you property listed by every real estate company in the area, and We Represent You. We can also represent you in “For Sale By Owner” transactions, giving you leverage and bargaining power in any negotiation.

Let Us Help You!

Mutual Agreement If we will: n Give you a 100% commitment to find and negotiate the purchase of the home that meets your needs n Commit our money and resources to find exactly what you want n Apply our training, knowledge, skills, and experience toward your best interests n Continue your home search until you either find a home or tell us to stop helping Will you: Professional Advice We promise to tell you not what you want to hear, but what you need to hear. Eleven Oaks Realty is committed in all things to putting your interests first --- always.

What is the Buyer Agency Agreement?

A Buyer Agency Agreement is a legal document between you and the Buyer’s Agent that will establish a legal relationship with duties and obligations on the parts of both parties. Your agent’s obligations to you are set forth by law, as is your obligation.

Your obligation is merely this: You agree to allow your agent to represent you in the purchase of your home exclusively throughout the duration of the agreement until you find a home and take title, or you terminate the agreement.

Why a Buyer Agency Agreement?

When you sign a Buyer’s Agency Agreement, you are simply agreeing to hire a personal representative who, by law, must represent your best interests to the best of his or her ability. You are, in effect, ensuring that the agent’s training, skill and expertise is working for your benefit. All of this personal service is available at absolutely no cost to you. The seller pays the agent’s fee.

In fact, the Buyer’s Agent works for free until you buy a home, and then the seller pays for your agent’s services.

The Buyer Agency Agreement is the agent’s guarantee that

n Let us know if your plans or expectations change? n Tell us when you want to look at a listed home or ‘For Sale By Owner’? n Tell us frankly what you like or dislike about homes we look at? n Tell me if you feel the need to talk with another agent? n Work with us until we find the right home?

What the Experts say about Buyers’ Agents: “You save big bucks by hiring a buyer broker...Unlike the traditional agent who looks out for the seller, a buyer broker acts as your advocate, helping you find the home you want and then negotiating the lowest possible price.”

-Money Magazine

Risk-Free Guarantee If at any time you feel that we are not living up to our end of the agreement (for any reason) you can cancel our relationship, walk away without obligation.

Eleven Oaks Realty Your Team Leader Since 1978

Finding the right home is only 1% of the job. The real work begins once the home is identified by the Buyer. We at Eleven Oaks Realty take very seriously our primary duty to provide you advocacy, technical expertise and professional advice. As such, we act as your team leader orchestrating a core of people whose unity and purpose is to serve your needs.

What the Experts say about Buyers’ Agents: “...ask about the newest wrinkle in the real estate businessthe buyer’s broker...instead of representing the seller, they will work exclusively for you. That means they agree not to disclose confidential details to the seller that could affect your negotiations.”

-Smart Money: The Wall Street Journal Magazine of Personal Business

Here’s What You’ll Get As Our Client: n Real-time 24/7 MLS access so you can see everything on the market anytime n Customized home search so you see homes that meet your purchase criteria n Ongoing priority notification emails so you know about new listings before other buyers n Maps, driving directions, photos, audio and visual tours so you can easily find and distinguish a property n Monthly area sales reports so you know what other buyers have really paid n Comprehensive, pre-offer, market analysis so you don’t bid blindly n Detailed, pre-offer, cost estimate so there are no financial surprises

As your advocate, we use our technical expertise to professionally advise you about which services and vendors would best protect your interests. As your agent, we recommend, coordinate and oversee the activities of a wide range of professionals whose job it is to help you make an informed purchasing decision. Among these professionals are: n n n n n n n n n n n n n n n n n n n n n n n

Escrow Officer Title Officer Loan Officer Appraiser Property Inspector Pest (“Termite”) Inspector Septic Inspector Well Inspector Surveyor Roof Inspector Chimney/Fireplace Inspector Pool/Spa/Solar Inspector Geo-Technical Engineer Foundation Inspector Structural Engineer Soils Engineer Hazardous Material Inspector Disclosure Coordinator Tax Planner Earthquake Safety Inspector Mold & Allergens Inspector Natural Hazard Assessment Drainage Inspector

What the Experts say about Buyers’ Agents: “One problem in relocating employees is that most real estate agents represent sellers, and the buyer stands alone. But now that buyer brokers are here...Everyone involved in relocating employees has learned a basic fact about the real estate business. There are two kinds of brokers out there: those who represent the seller, and those who represent the other guy...

One of the best methods to ensure that an employee gets the best buy is to use buyer brokers, and they’re now strongly recommended by some firms.”

- Human Resource Executive

What the Experts say about Buyers’ Agents: “Buyer’s Agent...This is your best choice. A buyer’s agent has a fiduciary duty of utmost care, integrity, honesty, and loyalty to you. By selecting this option, your real estate professional rejects any legal duty of care to the seller...”

-”How To Buy A Home In California” NOLO Press

We give you 100% commitment and work for free until you buy a home.

Don’t Just Take Our Word for It!...

Client Testimonials The best team in real estate! Raymond, Rebecca, and Chris took very good care of us from beginning to end (we will gladly do business with them in the future again). From their home buying class where we learned the important basics, the fun house hunt adventures, the very informative daily emails from the MLS on new homes available, the excellent advice, education, and experience they shared with us, and finally leading us to a perfect condo which was right under our noses and they celebrated with us by uncorking champagne for us! Their team’s dedication and service is out of this world! You will not find a team, and most importantly a family, who will treat you like their own!

Alison and Dan

The team wasin constant contact with us via email, phone and in person. We never feel like we were left with questions and they are always available to put in extra time to explain anything that is unclear to us. (We spent multiple hours going through the contract, line by line, so we felt comfortable about what we were doing).

Looking back, buying our first home was easier than it should be. We’ve learned so much about buying a home. We are busy professionals with little time to shop on our own. Being able to do a lot of correspondence and shopping via internet was definitely a life saver.

John and Carmen

The best team in real estate! They took care of us from beginning to end.

This was our first time buying a home, so we didn’t know what to expect. We started with a 1.5 hr consultation where we learned about each other. It was this consultation where my husband and I decided to work with them. Our first impressions were, they are knowledgeable, trustworthy and caring. We liked that they took the time to get to know us. This was very important.

Throughout, they helped educate us on the process and next steps. As we viewed each house, we talked about it as investment and the potential for resale.

They also previewed each and every house before showing us. If they saw something they thought we wouldn’t like they would ask us and we would politely decline viewing the house for ourselves. This saved us a lot of time and we appreciated it.

We ended up buying a house and we couldn’t have done it without them.

Their diligence, follow through and level of service was impeccable. We will continue using them for future purchases and will recommend them to our friends!

Nick and Hope

You will not find a team, and most imporantly a family that will treat you like their own!

Don’t waste your time looking for a home anymore...

Eleven Oaks Realty understands the importance of your decision to buy a home. We appreciate that you have definite ideas about what features and amenities you are looking for in a home, and most of all, we recognize that your time is valuable and limited.

Eleven Oaks Realty wants your home buying experience to be fun and exciting, not tedious or excessively timeconsuming. Therefore, we utilize a priority listings notification program that is 100% guaranteed to be the easiest and fastest way available to find the home you want to buy.

In fact, with Eleven Oaks Realty notification program, we guarantee: n You will not waste your time or money blindly driving around looking for homes for sale n You will not have to guess about the price of a home n You will not have to call on signs to find out about the features of a property n You will not have to scan the newspaper and wonder what the advertised properties look like n You will not subject yourself to an interrogation by the Seller’s Agent by calling them for information We will do the work for you!

In this unique, competitive market, it is important to have a systematic, comprehensive plan to purchase a home. The market supply/demand ratio is continually shifting and buyers can be plunged into a whirlwind of time-consuming, ineffective approaches to buying. Unfortunately, the wrong approach to buying a home just might get you a home that you’re not completely happy with, or worse, one that costs you more than you could have paid.

Eleven Oaks Realty’s priority notification system will find the ideal home for you quickly, efficiently and save you time and money as a result.

How It Works

What the Experts say about Agents: “Most people don’t realize – or they forget – (that the) broker (by law, business ethics, and crass self-interest) is bound to look out for the seller’s interest – not yours.

The best thing you can do for your own peace of mind, however, is to buy through a real estate broker whose allegiance is to your interests, rather than the seller’s.”

“Dynamics Years” The AMERICAN ASSOCIATION OF RETIRED PERSONS (AARP)

First, we construct in consultation with you a profile of the features, amenities, wants and needs in your ideal home, and load that information into a specialized computer program that is linked to the most complete and up-to-date database of Multiple Listing Service (MLS) properties for sale Then, our system continually searches the MLS systems for homes matching your personalized purchase criteria. We don’t want to miss a single property, so throughout each day, we email a password-protected list of every new and updated property that matches your criteria.

You’ll get the fullest details on every property listed for sale from every licensed real estate company complete with MLS #’s, prices, street addresses, maps, driving directions, pictures, school and demographic information, virtual and audio tours.

Armed with this information, you’ll save valuable time by selecting only those homes you truly want to see.

As a back up, if you do see a home you are interested in, simply call Eleven Oaks Realty and we will fax, email, mail or call you with detailed information about the home as quickly as possible.

And finally, when you are ready to preview homes, we are ready.

This unique program makes buying the ideal home easy. Because it’s efficient, this free program takes the hassle out of buying and makes it fun. Getting started is simple. Just give Eleven Oaks Realty a call at (512) 827-8323 and you can get started immediately.

“Value- Plus Service in ALL Price Ranges”

The 12 Most Costly Home Buying Mistakes Even Smart People Make ...

Mistake #1 --- Working with the wrong agent Not all agents are alike. For example, the Seller is represented by the Listing Agent whose job it is to get the Seller the highest price, best terms, fastest sale and fewest problems. The Listing Agent cannot do anything that will undermine the Seller’s financial interests or help the Buyer get a better business deal.

Recommendation: Use a Buyer’s Agent Specialist A Buyer’s Agent’s duty is to promote and protect the Buyer’s interests...not the Seller’s. Select a Buyer’s Agent based upon knowledge, skill, experience and the commitment to exceeding your needs and expectations. The best Buyers’ Agents will offer a performance guarantee whereby if you’re not satisfied with the Agent’s performance you can terminate your Buyer’s Agency relationship.

Mistake #2 --- Not being genuinely pre-approved for a loan before starting your home search Some lenders’ pre-approvals are nothing more than a condition laden, cursory pre-qualification. It’s only a best guess of what you can borrow without verification of your credit worthiness.

Recommendation: Find a loan first, and then find a home A genuine pre-approval is the lender’s firm commitment to loan you money at a specific rate and terms. Have a “genuine” loan pre-approval in hand before starting your home search. A pre-approved buyer is tantamount to a cash buyer. And, a pre-approval demonstrates to the seller that you are a serious, credible and financially capable buyer.

Mistake #3 --- Shopping solely online for a home Shopping for a home online may be convenient and fun, but it’s not without drawbacks and inefficiencies.

Recommendation: Personally view 20 homes before you buy Gather first-hand market experience. Nothing can benefit you more than knowing what’s out there, and what your choices are. All real estate is local. The composition, structure and dynamics of the local housing market vary with place and time. Understanding its make- up and present market conditions helps you make a more informed decision. A professional Buyer’s Agent knows the market and is there to help you make the right decision.

Mistake #4 --- Bidding blind Blind bidders ignore recent sales activity of competitive homes, and pay a steep price for their oversight. Listing prices are not indicative of the real value of a home. The Seller’s Agent (e.g. Listing Company) is working to obtain the highest price for the seller- not the lowest price for the buyer.

Recommendation: Review a competitive market analysis Homes are worth what people are willing to pay for them. Actual selling prices of similar homes recently sold are the most reliable indicator of a home’s true value. A competitive market analysis shows the recent sales prices of competitive properties in the area. Your Exclusive Buyer’s Agent can provide and interpret the analysis for you. Get the facts and don’t bid blindly. Blind bidding leads to overpaying, and relying on gossip can be costly.

Mistake #5 --- Not knowing your total financial obligation The average person spends more time determining the cost of a new dishwasher than the actual costs associated with buying a new home. Not knowing how many dollars you’ll need to close the transaction can be an expensive mistake.

Recommendation: Obtain an estimate of your closing costs No one likes financial surprises. Know your total cost to purchase before making an offer. Your Buyer’s Agent will prepare a realistic estimate of all your closing costs and expenses so you can prepare for these expenditures. A thorough cost estimate will include all real estate related expenses (e.g. commissions, inspection fees, home warranty premium), lender charges, title insurance premiums, escrow fees, homeowner’s insurance and pro-rations.

Mistake #6 --- Skipping a professional home inspection Why inspect? Because no home is perfect. Even repeat buyers can overlook serious flaws and deficiencies. Don’t be blindsided by serious defects that may not be readily observable by the inexperienced eye.

Recommendation: Thoroughly inspect the property There are no perfect properties. A professional inspection will help you understand the home’s physical condition. A professional home inspector will identify the red flags, defects and malfunctions visible in the home. Knowing the flaws, short-comings and potential repairs before you buy helps you get your money’s worth.

...and How To Avoid Them Mistake #7 --- Declining a home warranty protection plan Trying to save a few dollars by declining a home warranty can be a costly error in judgment. For a relatively small cost a home owner can obtain a substantial measure of protection against unexpected breakdowns and malfunctions.

Recommendation: Obtain a home warranty plan Home Warranty Protection Plans are contractual guarantees by an insurance company to repair or replace certain systems and components within the first year of home ownership with the payment of a deductible. Home warranties ensure you for the costs to repair or replace components like water heaters and furnaces. They offer an additional level of protection that may well prove to save you much more than their cost.

Mistake #8 --- Putting on blinders The image you have in your head of the perfect home is probably not realistic. Unrealistic expectations have as a consequence a huge opportunity loss.

Recommendation: Don’t let emotion cloud good judgment Be realistic, flexible and open-minded. Consult with professionals to test your expectations. Brainstorm how you might improve a house and create more value. A house in the right neighborhood, on the right street, at the right price can be made right over time. Don’t reject a house because it isn’t perfect- none are.

Mistake #9 --- Not taking a long-term perspective It’s almost always a mistake to buy a home based upon your short term needs while ignoring your long term needs. A careful needs and wants analysis with the guidance of a trained professional can save thousands of dollars.

Recommendation: See the big picture Evaluate your purchase based upon a five to ten year holding period. Ask yourself where you want to be in five years- Will your family grow significantly in the future? Might an elderly parent come live with you? These are just a few of the questions left unanswered may be financially burdensome or emotionally draining.

Mistake #10 --- Underestimating the importance of location The size and condition of the home are far less important than the property’s location. You cannot change the location of a home. Almost everything else is changeable. Location is the most venerable principle in real estate and the single most crucial influence on value.

Recommendation: Buy the very best location you can comfortably afford Location is the key to how well you enjoy living in the home and how much you can sell it for when the time comes. The city, neighborhood, street and site are the prime contributors to value.

Mistake #11 --- Ignoring incurable defects An incurable defect is any “adverse condition” deemed as such by the buyer that cannot be remedied with a reasonable amount of money or effort. Incurable defects include land prone to soil instability, neighborhood nuisances, proximity to undesirable land mark, such as, high voltage power lines, a fire station or hospital. A property with an incurable defect is worth less than another property that doesn’t possess the same defect --- all other factors being equal.

Recommendation: Determine the effect of an incurable defect on the value of a home If you buy a property at a discount because of an incurable defect (and it should be discounted)- you will have to sell it at a discount, or you’ll have difficulties producing a timely sale. The cardinal rule of home buying is: the best time to think about selling your home is before you buy it.

Mistake #12 --- Failing to recognize inept design flaws An inept design will negatively impact the value and marketability of a property. Flaws in style, proportion or functionality reduce the value of an otherwise appealing property. Homes with reverse floor plans, 4 bedrooms/1 bathroom, isolated master bedroom, bedroom access through another bedroom are all examples of design flaws that detract from a home’s value.

Recommendation: Objectively analyze design shortcomings and their affect on resale It’s all about value - and value means getting your money’s worth. Remember the value of a home with an inept design is diminished by the severity of the ineptitude. Before you buy, answer this question: How difficult or easy will it be to sell this home when that time comes?

10 Questions to Ask Your Realtor® About Buying a House 1. Are you a full-time professional Realtor? How long have you worked full time in real estate? How long have you been representing buyers? What professional designations do you have?

Knowing whether or not your agent practices full-time can help you determine if the agent has the time available to give you the time and attention to detail you deserve. As with any profession, the number of years a person has been in business does not necessarily reflect the level of service you can expect, but it is a good starting point for your discussion.

Professional designations are one sign of professional commitment and accomplishment.

2. Do you have a personal assistant, team or staff to handle the different aspects of the purchase? What are their names and how will each of them help me in my transaction? How do I communicate with them?

It is not unusual for agents who are successful to hire people to support them. Different aspects of your transaction will require different skill sets, and successful agents recognize the value a reliable support staff brings to the transaction and to the client’s overall satisfaction. You may want to meet the team members and learn what role each person will play in your purchase.

3. Do you have a website that will provide me with useful information? Can I have your URL address? Who responds to emails and how quickly? What is your email address?

Many homebuyers prefer to search online for homes because it’s convenient, available 24 hours each day, and you can do it in the privacy of your home. By searching your agent’s website you’ll be able to get a clear picture of how much work you would be able to accomplish online.

4. Will you show me homes listed from other real estate companies?

Some real estate companies do offer their buyers’ agents a higher commission when they sell “in-house” listings. So they have an economic incentive to push their company’s listings over another company’s listings. In such circumstances, there can be added incentive to limit the range of homes you are shown. This may adversely affect your home search, and how much your buyer’s agent will earn.

5. Will you represent me or will you represent the seller? May I have that in writing? How will you represent me, and what is the direct benefit of having you represent me?

The goal here is to ascertain to whom the real estate agent owes fiduciary duties and obligations. In the past, all agents worked for the sellers. And, even though a buyer worked with an agent, all agents represented the seller. Dual agency is where the buyer decides to have the listing agent prepare an offer for him/her. If you are a knowledgeable and savvy buyer, you may choose to do this, but only with full disclosure to all parties prior to writing your offer. Ask about the practice of the agent and decide what kind of agent you have before you begin work with them.

6. How will you get paid? How are your fees structured? May I have that in writing?

In many areas, real estate commissions are included in your purchase price. Occasionally, agents will have other nominal fees for administrative or special services that they charge to clients, regardless of whether they are buying or selling. Ask for an estimate of buyer costs from any agent before you contemplate employing them.

7. What distinguishes you from other agents? What is your negotiating style and how does it differ from others? What geographic areas do you specialize in?

Each agent has unique methods of overcoming obstacles and negotiating transactions. The most important thing is to make sure your agent is an effective advocate. The agent’s value to your transaction should be built upon the agent’s ability to provide you with advocacy, technical expertise and professional advice that put your interests first --- always.

8. Will you give me the names of past clients?

Interviewing an agent is similar to interviewing an employment prospect. An in-person, face-to-face interview is one of the best ways to evaluate whether you are compatible with the agent, his/her style, communication techniques and approach. For best results, the interview should be a broadly based free-flowing discussion of your needs, wants and expectations --- as well as the agent’s. Contacting references is just another way to cross check your impressions.

9. Do you have a performance guarantee? If I’m not satisfied with your performance, can I terminate our relationship, and at what cost?

In the heavily regulated business of real estate, it can be difficult for an agent to offer a performance guarantee, and lack of one does not mean the agent has lower standards. Each agent should outline what you can expect from their performance. At Eleven Oaks Realty, we believe in putting the client’s interests first, always…and we understand the importance of win-win business relationships: the agent does not benefit if the client does not benefit.

10. How will you keep in contact with me during the buying process?

Some agents may email, fax, or telephone you daily about properties that match your search criteria. Others may keep in touch weekly. Asking this question will help avert communication miscues and determine whether the agent’s communication system is compatible with your’s.

Thank you for scheduling an appointment to meet with us. We hope you’ve been intrigued by our system and found the information here useful and informative.

Before we go, we’d like to share a little bit about our philosophy.

Many agents think their most important job is satisfying the client. We don’t think that’s correct. We believe that satisfying the client is simply the minimum requirement for staying in business.

We work diligently to improve our systems, processes and services to go well beyond the standard level of service provided by most agents.

Simply put, our objective is to get you the best home at the lowest price in the most convenient manner. We want to provide the best service in the industry - period.

We want to make you so satisfied you chose us that you will comfortably and confidently refer us to your family, friends and co-workers.

We hope you will allow us to demonstrate our unparalleled service to you when you conduct your next transaction.

Raymond, Chris and Rebecca

Eleven Oaks Realty Telephone (512) 827-8323 info@AustinRealEstateHomesBlog.com www.AustinRealEstateHomesBlog.com TREC License # 0614417

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