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Why Use an Exclusive Buyer’s Broker for Employees?

THE SELLER WILL HAVE PROFESSIONAL REPRESENTATION...WILL YOUR RELOCATING EMPLOYEE?

Real estate is one of the biggest investments most people make in their lifetime. You owe it to your relocating employee to have a professional guide who is looking out exclusively for their interests. We don't sell homes – we help your employee to buy a home. We'll never try to talk them into purchasing a home – but we will talk them out of buying the wrong home!

Buying a home is a complex process with many moving parts, but it doesn't have to be stressful. Looking for a home can be fun and exciting. It is a time of discovery and a time when people begin building their dream home in their imagination. In a seller's market, a Buyer's Broker can level the playing field and help the buyer negotiate the best price and terms. In a buyer's market, the choices are extensive and additional guidance is the key to sorting through all the options - and getting the very best home at the very best price.

Here's a common scenario for employees relocating to Omaha:

• Your relocating employee comes to town to see what's available in the Omaha real estate market.
• They check out listings in the Multiple Listing Service, and perhaps drive through some neighborhoods that look desirable.
• They find a house that appears to fulfill their needs, and call the listing agent who is happy to show them the property.
• The employee often doesn't realize that the agent works for the seller. The agent has a legal duty to disclose any information learned about your employee to that seller, and a duty to get the best possible price for the seller.
• The listing agent, working for the seller, doesn't point out possible negatives about the property – unless the flaws are serious enough that the law demands they be disclosed.
• Thinking that they are adequately represented, the buyer presents an offer through the listing agent.
• The listing agent discourages them from offering such a "low" price and asking for seller concessions, and they adjust the offer accordingly, sometimes offering full price.

 

Here's an alternative scenario for the same relocating employee:

• Instead of making an offer on the first house they visit, the employee decides to do some more looking. The listing agent from the first house they visited is happy to work with them and show them other homes for sale. She tells them she'll work as their "buyer's agent."
• However, the listing agent works for a traditional brokerage. That means her employer and colleagues have perhaps hundreds of listings that need to be sold, and she may even get a higher commission for selling an in-house listing. If not, she will at least be under subtle pressure to support her company by selling their listings.
• Your employee finds himself looking almost exclusively at listings by that big brokerage firm. If pushed, the agent will show houses listed by other brokerage firms, but they will virtually never show homes for sale by owner.
• Again, the employee buyer's interests are not fully represented and protected.

 

NOW – here's the scenario for the relocating employee who works with Omaha Buyer's Broker:

• You or your relocating employee contacts us with the likely date of their move to Omaha.
• We ask them to fill out a Confidential Client Profile that will give us detailed information on their needs and desires regarding a new home. This is followed up with a phone conference so that we can be sure we understand what they're looking for, and can explain our process and protocols for serving them.
• If we and they feel we're a good fit for one another, we'll ask them to sign a buyer representation agreement that gives us permission to work on their behalf.
• If they require financing, and are not already pre-approved, we will work with them to find an appropriate local lender or mortgage broker. Being pre-approved for a mortgage greatly enhances their negotiating power.
• We send them a "relocation kit" including literature on the city and state, maps, and other items of interest including our Official Omaha Real Estate Buyer's Guide. We also keep them up to date on what's happening in Omaha from a family and lifestyle perspective while they are waiting to move.
• We start to send them links to listings that appear to best meet the criteria they're looking for. This gives them the chance to see pictures and get a feel for what's available. They may also begin to focus on particular neighborhoods or school districts they'd like to live in.
• They choose 10 to 20 homes that appeal to them most, and we set up a tour schedule for when they come to town.
• The relocating employee finally comes to town. If they'd like us to, we meet them at the airport and help them get settled into a local hotel and freshened up before starting the home tour.
• While touring homes, we do our best to reinforce their decision to move to Omaha and tell them why we love our city!
• When the employee finds a home they love, and are ready to make an offer, we perform a comprehensive market analysis that will help them determine the true value of the property.
• We research the property to find any problems that might prevent a smooth transaction, and to ascertain the motivations and flexibility of the sellers.
• We help them structure an offer that will yield the best price and terms possible, and undertake negotiations on their behalf.
• If and when an agreement is reached, we help the client make arrangements for all appropriate inspections. If those inspections reveal problems, we counsel the client on options available to them from requiring repairs to negotiating a new price to abandoning the offer altogether. If we determine there are insurmountable problems, we will discourage the client from proceeding, and will begin the process again with another property.
• If everything proceeds according to plan and the transaction progresses, we will shepherd the client through title searches, appraisals, and all the other paperwork – and be at their side at closing to be sure there are no surprises.
• And perhaps best of all, these services are provided at no cost to your employee or your company! Our fee is paid out of the proceeds of the sale by the seller or the seller's agent when we bring a qualified buyer to the transaction. Regardless of who ultimately pays us, our loyalty and work throughout the process is 100% on behalf of the employee buyer.

 

Omaha Buyer's Broker has no listings of its own, so we have no vested interest in any property. We represent only Buyers - never Sellers. We help our clients find the perfect home for them at the best price - whether that home is in the Multiple Listing Service, for-sale-by-owner, new construction, or in some cases, not even currently for sale! Our Broker/Owner, Dan Stuenzi, spent 20 years as an attorney before founding Omaha Buyer's Broker in 2006. His vision is that by serving only the buyer client, without any conflicts of interest, and with outstanding professional representation, we are "Changing the Way Omaha Buys a Home™"!

 

Read what the press says about exclusive buyer agency.

See what our clients are saying about Omaha Buyers Broker!