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Omaha, Nebraska real          
estate agent, an exclusive         buyers agent helping    relocating home buyers     
with their real estate
 purchases in Omaha,
Nebraska, Papillion,
Ne. Offutt AFB,
Millard, Nebraska
and all other Omaha,
Nebraska areas.

    Don't call Prudential!
         Don't call Century 21!
             Don't call Coldwell Banker!

In fact, you shouldn't call anyone who advertises homes for sale! If you are thinking about buying a home, think about this. The real estate agent whose name is on the "For Sale" sign represents the seller. Their job is to sell you the home.

It is the listing agent's job to obtain the best price, not for you the buyer, but for her client, the seller.

Most people, who call the real estate agent whose name is on the "For Sale Sign,"assume that the real estate agent is "their agent," when, in fact, that agent is actually representing the seller.

A Federal Trade Commission study found that over 72% of the people who purchase property were unaware that the real estate agent who "helped them purchase their home," really represented the sellers of the property.

A seller's agent is bound by law, to tell the seller all he knows about the buyer and to keep all information about the seller confidential. Sales people representing the seller are not allowed tell you what the seller's motivation is, how long a property has been on the market, or what price the seller might accept. This information is confidential between the seller and the seller's agent. When a buyer visits an "Open House" that seller's agent is trained to ask what a buyer might think are innocent questions. Such as:

• "How soon do you plan on moving?"
• "Do you have a contract on your house?"
• "Can I help you get your present house sold, so that you can enjoy this one?"
• "Our company can help you with any special financing.  How much do you think you will need?"

On the other hand, any information the buyer may have told that agent will be passed along to the seller. After all, that seller's agent is obligated to obtain the highest price and the best terms for his client!

You be the judge. Can someone who, by law and contract, is obligated to represent the seller successfully negotiate the best terms and conditions for a you, the buyer?

 

            Traditional Agent or
       an Exclusive Buyer's Agent?

 

           The Seller's Agent or Listing Agent      

The seller's agent, also known as the listing agent, is the worst type of agent for you to use when buying a home. They are the best agents for sellers, but you are not selling! Using a seller's agent to buy a home eliminates any possibility of having a honest and knowledgeable real estate agent working to protect your best interest.

All confidential information a buyer discloses to a seller's agent is, by law, passed on to the seller, thus seriously affecting your ability to negotiate. Seller's agents are committed to the seller to get the highest price possible from a buyer.

 

        The Nebraska Buyer's Agent       

In Nebraska, all real estate agents, except the listing agent and any additional agents designated by the listing broker, represent the buyer.  However, if you agree to be represented by this type of agent, they normally can not represent you on all homes. You may very well be asked to sign a "Duel Agency Agreement" which means that you no longer have an Agent working for you!

If you have interest in any of their listings, they will ask you to agree to a Dual Agency Agreement.  This means that they are no longer representing you, but instead are trying to dance with both you and the seller.

Dual Agency, by law, forbids the agent from getting involved in any discussion, suggestions or negotiation with regard to price or terms of the sales contract, for either party. Dual agents may try to convince a buyer that the service being offered is equal to that of an Exclusive Buyer's Agent.  The simple truth is, it is not.

Using a dual agent creates the possibility similar to that of having one's lawyer representing both sides of of a legal dispute. Would you use the same attorney as your adversary in a legal confrontation? Of course you wouldn't, but this exactly what you do when purchasing a home through a seller's agent! It is impossible to have anyone's best interest represented when the buyer and the seller are working with the same real estate agent.

The more successful the agent is, the more listings they have. The more listings they have the less likelihood of a buyer getting the representation they deserve.  Dual Agency is really no Agency.

Let's consider the case of your interest in one of their listings. After you express an interest in one of their listings, how hard are they going to work to find you a different and superior home?

         The Exclusive Buyer's Agent        

Using an Exclusive Buyer's Agent is 1990's way to purchase a home. It is the only sensible way to shop for a home. You get an agent that never takes listings, and will, therefore, never have a desire to steer you towards in-house listings.

The Exclusive Buyer's Agent always, 100% of the time, has only the buyers concern at hand, never the seller's. The Exclusive Buyer's Agent represents the best interest of the home buyer and becomes the buyer's personal advisor, consultant and negotiator at all times during the house hunt and purchase.

There is no additional cost to the buyer for this service when purchasing a home. All fees can be, and usually are, paid by the seller.

To put it simply, an Exclusive Buyer's Agent works only with buyers. The Exclusive Buyer's Agent works for a company that does not take listings. They have no reason not to show you the very best values in housing, instead of steering you to in-house listings, to their fellow agent's listings, etc. Exclusive Buyer's Agents work exclusively for the buyer, 100% of the time....

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