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Exclusive Buyer Broker

Florida Real Estate Exclusive Buyer Broker

Five Star Rating for Multiple Years

Exclusive Buyer Broker

Naples Real Estate, Ft. Myers Real Estate, Cape Coral Real Estate 

 Bonita Springs, Marco Island,  Ft. Myers Beach, Sanibel Island, Estero

FLORIDA BUYER BROKER

Exclusive Buyer Broker Lee and Collier Counties

There is never a conflict of interest between the buyer and seller.

“The most important thing a buyer can  do is first of all  work with a buyer broker.”
As stated by AARP and the Consumer Federation of America from REALTOR® News

                         Specializing in US and International Private Client Relationships

I’LL TAKE YOUR SIDE!

Broker@FloridaBuyerBroker.com

1-800-283-7393 US and Canada or Direct 1-239-601-2013

When you are going to make one of the most significant financial investments in your life…ask Beverly Howe first!

Owner-Exclusive Buyer Broker – EBA-ABR-GRI-TRC-CIPS-MCNE-SRES-ACCRS-1031 Exchange Specialist 

NO Additional Cost for Exclusive Buyer Broker

The buyer pays NO additional cost for the specialized exclusive buyer broker services of Florida Buyer Broker.  My real estate brokerage office helps buyers find the best homes and condominiums in their price range.  Serving both Collier and Lee Counties.  Only a buyer broker or buyers agent, who provides “single agency,” can legally negotiate for the best price and terms on the buyer’s behalf. Only a buyer broker or buyers agent who provides “single agency,” has true liability in the real estate purchase transaction, therefore, must take care of the buyers best at ALL times.

WHAT IS AN EXCLUSIVE BUYER BROKER?

An exclusive buyer broker is the owner of a real estate firm which represents buyers ONLY.  These firms are known as EBAs which stands for Exclusive Buyer Agency (note that the A does not stand for agent).  “Agency” identifies the type of real estate brokerage which offers fiduciary duties to the buyer (or seller) as the case may be.  Representing one or the other but not both in the same transaction.  In Florida this is known as “Single Agency.”  Beverly Howe is an exclusive buyer broker and owner of Florida Buyer Broker.

WHAT IS AN EXCLUSIVE BUYER AGENT?

An exclusive buyer’s agent works under the supervision of an exclusive buyer broker.

WHY IS IT CALLED EXCLUSIVE?

The word exclusive is used to describe either the buyer broker or the buyer’s agent to the consumer public when the buyers side of the purchase will be represented exclusively in the buyer best interest.  The word exclusive does not mean expensive.  No one in an exclusive buyer broker office ever list seller’s property for sell.

BUILDERS SALESPERSON NEVER REPRESENT THE BUYERS

Builders and developers do not sell their properties for less to a buyer who goes to their development without an exclusive buyer’s agent to assist them. Builders provide large type disclosures at the time of contract, (maybe a little too late) to make it clear to buyers, their salespeople do not represent the buyers.

HOW DOES FLORIDA BUYER BROKER GET PAID?

Florida Buyer Broker, is compensated by the real estate commission already built into the property by the seller’s agent, builder or developer.  When the seller’s agent enters a listing into the REALTOR® MLS data searching system they offer to share their commission with all other real estate agents including exclusive buyer brokers and the buyer’s agent.  

WHY DOESN’T FLORIDA BUYER BROKER USE A BUYER BROKER AGREEMENT?

Florida Buyer Broker earns the buyer’s loyalty and accepts the shared commission offered by the seller’s listing agent, the builder or developer as total compensation.  Only working with a “single agency,” exclusive buyer brokerage guarantees the buyer full representation.  Florida Buyer Broker DOES NOT use a written buyer broker agreement, buyer agent contract or retainer fee.  Other offices may have advance fees for buyer’s agent and buyer broker services.  Other offices may require a written agreement.

Buyer Broker Agreements or Contracts are designed to protect the buyer’s agent, commission.  Most commit the buyer to paying the balance of any compensation which is not obtained by the cooperative commission offered in the MLS by the listing agent or a builder.  They commit the buyer to working with the licensee for a period of time while they look for a property.  They do not establish an “agency relationship.”  The State of Florida miss leads buyers by titling the form it provides to Florida licensees Exclusive Buyer Broker Agreement.  A Transaction Brokerage may use this form and provide no “agency” relationship to the buyer.  Naples titles the form it provides to licensees Buyer Broker Exclusive Agreement; no agency relationship is required.  These forms simply commit the buyer to the firm for compensation and a period of time to allow the licensee to find the buyer a property.

WHAT DO THE SELLER’S AGENTS THINK OF EXCLUSIVE BUYER BROKERS?

Seller’s agents are confident when they know the buyer’s side of the transaction is professionally guided by Beverly Howe, the original Florida Buyer Broker.

WHAT IS SINGLE AGENCY?

Single Agency means the real estate firm is not intending to represent the buyer and the seller at the same time.  Therefore, they offer the buyer the full fiduciary duties and obligations as required under Florida Law, including but not limited to confidentiality and loyalty.  View the “Single Agent Disclosure,”  on the menu bar for a complete list of fiduciary duties.   A “Disclosure” is not a contract, simply a statement of facts.

In the State of Florida, a buyer’s broker or buyer’s agent is required to provide a written “Single Agency Disclosure” when first meeting the buyer.  Only an exclusive buyer broker or exclusive buyer’s agent can legally promise to negotiate for the lowest price and best terms for the buyers.  Only thru “Single Agency” is the buyer broker or buyer’s agent required to keep the buyer’s financial status and motivation to buy confidential.  Florida Buyer Broker always takes the buyers side exclusively.  Exclusive Buyer Broker and owner, Beverly Howe offers buyers over 34 years of expertise and negotiation skills helping buyers in the Southwest Florida area.  

You can review a copy of the “Single Agency Disclosure,” written as required by FLA Statues 475.278 on the menu bar of this homepage.

WHAT IS PRESUMPTION OF TRANSACTION BROKERAGE?  (Florida’s best kept secret)

It shall be presumed all buyers know all Florida real estate licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with the buyer.  This is the brokerage relationship offered by the majority of real estate offices in Florida who want to work with the buyer and the seller in the same transaction.  Transaction Brokers have no written disclosure requirement to be made by the licensee to the buyers. There are no Transaction “agents,” because Transaction Brokerage is not an “agency” relationship which would offer full fiduciary duties to the buyer.  Transaction Brokers offer limited confidentiality to the buyer and the seller in the same transaction, unless waived in writing by a buyer.   Then there would be no confidentiality.  Consequently, the brokerage firm has limited liability, if any.  This is an example of a statements made in the MLS from a transaction brokers:  “This listing may be subject to errors, omissions, changes and potential non-conforming areas, which may not be insurable or considered a portion of the value of the sales price of the property.  This information should be independently verified before any person enters into a transaction based upon it.”  Does this “disclosure” help explain what you need to verify when you work with a transaction broker?

WHAT IS TRANSITION TO TRANSACTION BROKERAGE?

A licensee may begin a brokerage relationship saying they are a buyer’s agent offering a “Single Agency” relationship.  The law allows the licensee to change to a transaction broker relationship at any time provided the buyer’s agent first obtains the buyers written consent to the change the brokerage relationship.  Simply stated this licensee can switch back and forth between being a buyer’s agent, who initially discloses “Single Agency,” to a Transaction Broker, who no longer owes the buyer full confidentiality and loyalty when the buyer becomes interested one of the brokerage offices listings.  Even if the listing is with another licensee in the office, there is considered to be a “conflict of interest,” between the buyer and the seller, so the liability is significantly reduced and the relationship with the buyer reverts to limited liability and “Transaction Brokerage.”   Written disclosure must be made at the time of first meeting if there is a possibility the buyer’s agent is going to “transition” (bait and switch) to a transaction broker. A licensee may begin a brokerage relationship saying they are a buyer’s agent offering a “Single Agency” relationship.  The law allows the licensee to change to a transaction broker relationship at any time provided the buyer’s agent first obtains the buyers written consent to the change the brokerage relationship.  Simply stated this licensee can switch back and forth between being a buyer’s agent, who initially discloses “Single Agency,” to a Transaction Broker, who no longer owes the buyer full confidentiality and loyalty when the buyer becomes interested one of the brokerage offices listings.  Even if the listing is with another licensee in the office, there is considered to be a “conflict of interest,” between the buyer and the seller, so the liability is significantly reduced and the relationship with the buyer reverts to limited liability and “Transaction Brokerage.”  

 Florida Buyer Broker is a Single Agency firm representing buyers only.  There is a never “bait and switch” from Single Agency to Transaction Brokerage.

WHAT IS AN ACCREDITED BUYERS AGENT?

An Accredited Buyers’ Representative (ABR) does not mean the agent is an “exclusive” buyer’s agent.  They may also list seller’s properties and may need to change from a “buyer’s agent” to a “transaction brokerage,” who longer provide full fiduciary duties to the buyer when a listing in their office becomes of interest to the buyer. The ABR designation is given by the National Association of REALTORS®.  In Florida the class teaches Transaction Agency to “want to be” buyer’s agents.  In other States it may be legal to teach dual agency were the buyer and seller are represented in the same transaction.  It provides a referral system to buyer agents who want to make a referral from one area to another. 

WHO WILL ACTUALLY SHOW ME THE PROPERTY?

Beverly Howe is the owner of Florida Buyer Broker real estate company.  She will personally assist you with rock solid facts when locating, negotiating and closing your real estate transaction. You will receive quality time, integrity, loyalty, honesty, skill and expertise with true exclusive buyer broker services.  Beverly has extensive experience working as an exclusive buyer broker in Naples, Cape Coral, Fort Myers, Bonita Springs, Bonita Beach, Estero, Fort Myers Beach, Marco Island.   Beverly has experience helping buyers find luxury homes, high rise condominiums, vacation resort properties, new construction, vacation rental investment properties, 1031 Exchanges, relocating retirees, first time home buyers and international property buyers.  

Beverly is friendly and loves to talk about real estate.  Feel free to call anytime to introduce yourself.  Prices are going up and inventory is coming down.  A seller’s market is just around the corner.  It is time to get serious about finding your “piece of paradise” in Florida!

 “The most important thing a buyer can do is first of all work with a buyer broker.”

As stated by AARP and the Consumer Federation of America from REALTOR® News

 SCROLL DOWN FOR BEVERLY’S MEMBERSHIPS AND EDUCATION

 SPECIAL RECOGNITION

 Creative Americans’ Award

 Multiple years of FIVE STAR BEST IN CLIENT SATISFACTION

 Multiple Top Producer Awards

EDUCATION – REALTOR Designations

Master Certified Negotiation Expert – MCNE

Graduate of the REALTOR Institute – GRI

Graduate Institute of Luxury Home Marketing –  ILHM

Accredited Buyer’s Representative – ABR

Certified International Property Specialist – CIPS

Accredited Cape Coral Residential Specialist – ACCRS

Senior Real Estate Specialist – SRES

Transnational Referral Certification TRC

1031 Exchange Specialist

The Real Estate Success Series

Ethics

Core Law for Real Estate

Home Buyer Programs

Negotiation Workshop for Commercial Real Estate

Financial Analysis for Commercial Real Estate

Mastering Presentation Skills for Commercial Real Estate

Global Real Estate Transaction Tools

Europe and International Real Estate

The Americas and International Real Estate

Asia-Pacific and International Real Estate

Negotiation Across Generation

Advanced Negotiation Techniques

Cultural Factors in Real Estate

Graduate Florida State University – FSU

Professional Memberships 

National Association of Exclusive Buyer’s Agents – NAEBA

Real Estate Buyer’s Agent Council – REBAC

National Association of REALTORS®-NAR

Florida Association of REALTORS®-FAR

Naples Area Board of REALTORS®-NABOR

Cape Coral Association of Realtors®-CCAR

Cape Coral Chamber of Commerce

Estero Chamber of Commerce

Naples International Global Network

National Register’s Who’s Who of Executives – Professionals

Madison’s Who’s Who of Executives – Professionals

FSU Alumni

USAA – daughter of US Air Force Colonel

Beverly Howe has served Southwest Florida real estate buyers in Naples, Cape Coral, Fort Myers, Fort Myers Beach, Bonita Springs, Bonita Beach, Estero, Marco Island and the surrounding areas with integrity, loyalty, honesty, skill and expertise since 1981.

Beverly Howe, Owner-Exclusive Buyer Broker – EBA-ABR-GRI-TRC-CIPS-MCNE-SRES-ACCRS- 1031 Exchange Specialist

 “The Original”

Florida Buyer Broker

1-800-283-7393 US & Canada

Local Direct: 239-601-2013

Broker@FloridaBuyerBroker.com

http://www.FloridaBuyerBroker.com

“The most important thing a buyer can  do is first of all  work with a buyer broker.”
As stated by AARP and the Consumer Federation of America from REALTOR® News

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