Why Sellers Should Still Offer a Buyer’s Agent Commission

The real estate landscape continues to evolve, but one thing hasn’t changed: sellers benefit when more buyers are able—and motivated—to see their property. With new rules giving buyers the option to directly pay their agent, some sellers are questioning whether they should still offer a commission to the buyer’s agent. Here’s why it remains a smart move.

1. Attract More Buyers

Most buyers are already facing the financial hurdles of down payments, inspections, and closing costs. If they also need to cover their agent’s commission, many will simply rule out your home. By offering compensation to the buyer’s agent, you’re keeping your pool of potential buyers as wide as possible.

2. Maintain a Competitive Advantage

Real estate is all about standing out. If competing homes in your area are offering a buyer’s agent commission and yours is not, your home could fall lower on the list of showings. Buyers’ agents are motivated to show homes where their compensation is clear and straightforward.

3. Faster Sales, Better Offers

The more eyes on your property, the better the chance of attracting strong offers quickly. When buyer’s agents are compensated, they’re more likely to guide clients toward your home and negotiate confidently on their behalf—helping you secure a smoother, quicker sale.

4. Cost vs. Value

Yes, commission is an expense. But think of it as an investment in exposure and efficiency. In many cases, the higher selling price achieved through more showings and stronger offers more than offsets the commission you pay.

5. Keep the Process Professional

Buyer’s agents play a vital role—explaining contracts, negotiating repairs, and moving the deal to closing. When they’re fairly compensated, the transaction is less likely to stall or fall apart, saving you stress, time, and money.

Bottom Line

Offering a buyer’s agent commission is not just about tradition—it’s about positioning your property to sell quickly, competitively, and at the best possible price. Cutting it out may seem like savings up front, but it could cost you in longer market time, fewer offers, and lower net proceeds.

How to Relist and Improve an Expired Listing

When a home listing expires, it can feel frustrating and discouraging. The good news? An expired listing is not the end of the road—it’s an opportunity for a fresh start. Many homes that don’t sell the first time around go under contract quickly once the right adjustments are made. Here’s how to relist your home with stronger results.

1. Reevaluate Pricing

Price is often the biggest factor behind an expired listing. Even in a strong market, buyers recognize when a home is priced above comparable properties. Work with your Realtor to:

• Review recent sales and active competition.

• Understand how location, updates, and condition affect value.

• Adjust pricing to be competitive and attractive without underselling your home.

2. Refresh the Marketing Strategy

Today’s buyers shop online first, so presentation and visibility are critical. If your listing didn’t get traction, your marketing plan may need an upgrade:

• Professional Photography: High-quality, well-lit photos highlight your home’s best features.

• Video & Virtual Tours: Buyers love the ability to “walk through” online.

• Staging: Even small changes in furniture arrangement and décor can make your home more appealing.

• Expanded Reach: Ensure your listing appears across the MLS, top real estate sites, social media, and email campaigns.

• Pay Buyer's Agent:  Should a seller still offer to pay a buyer's agent?

3. Improve Curb Appeal & Condition

First impressions matter. When buyers see peeling paint, overgrown landscaping, or minor repairs left undone, they may assume the home hasn’t been well cared for. A few simple improvements—fresh mulch, pressure washing, or a new front door—can create an immediate impact. Inside, consider small upgrades such as modern light fixtures, neutral paint colors, or updated hardware.

4. Highlight What Makes Your Home Unique

Was your previous listing description generic or uninspiring? A well-written narrative can make all the difference. Focus on lifestyle benefits, not just features. For example:

• Instead of: “3-bedroom, 2-bath home with a pool”

• Try: “Relax in your private backyard retreat with a sparkling pool and spacious lanai, perfect for year-round Florida living.”

5. Stay Flexible and Responsive

Buyers and their agents value quick responses. Make your home easy to show, and be open to feedback after showings. Flexibility can mean more showings, and more showings often lead to stronger offers.

6. Choose the Right Realtor Partner

Experience, marketing expertise, and local knowledge all matter. The right Realtor will bring energy, creativity, and a proven strategy to relist your property successfully.

Final Thoughts

An expired listing doesn’t mean your home can’t sell—it means it’s time for a new approach. With the right pricing, improved presentation, and fresh marketing, you can attract the right buyers and achieve a successful sale.  

Ready to relist with confidence? Contact us today—we’d love to show you how our proven marketing strategies and local expertise can turn your expired listing into a SOLD sign.

Deed Restrictions

Deed restrictions in this area limit the use or mandate certain guidelines of a property for the main goal of protecting home values and ensuring that owners can enjoy their property.  They are put into place and enforced by the home owners association which is made up of owners of that particular community. 

Some of the typical restrictions may be: 

• No RV's or Boats stored on lot
• No sheds
• Type of roof 
• Maintaining yard and home
• Rental restrictions

Others may include:

• No parking on street overnight
• No trucks in driveway overnight
• Certain style and color of mailboxes
• No above ground pools

Although some people do not like to have mandates or limitations on the use of their home, it is important to keep in mind that most of the restrictions are there to protect the home values of the owners.  Although the listing agents can provide a lot of the deed restrictions on a listing, it is still important for potential buyers to review the HOA documents and guidelines prior to purchasing a home (or within the due diligence period).     

In putting in the offer,  the standard practice is for a buyer to submit it in contract form so that all the terms are very clearly spelled out.  We will need the following details / info in submitting the offer:

Single Family Homeowners Insurance and Hurricane or Wind Coverage

Homeowners insurance in the Sarasota area is made up of standard hazard coverages and hurricane or wind coverage.  The hurricane part of it typically has a different deductible.  When getting insurance quotes, home buyers normally will need a wind mitigation report which is essentially a document that is provided by an inspector that is a roof inspection and window and door openings.  Owners receive a discount for hurricane shutters and or impact glass, and the way the roof is installed.  

Generally new policies, except on homes that are newly constructed, will require a wind mitigation report which can be completed by your home inspector at the same time that the home is being inspected during the course of working through the purchase process.  Some inspectors charge a nominal fee in addition to their home inspection fees.   

The age of a roof and the age of  hot water heaters are becoming a significant issue with buying homes in this area.  Underwriters are really starting to tighten their criteria on new policies - insurance agents are finding it difficult to find adequate policies on homes with 20 plus year old shingle roofs, and 25 plus year old tile roofs.  

Without adequate insurance, lenders will not be able to finalize the loan.  Additionally, lenders will have their roof inspectors inspect the roof soon after close of a property and underwriters do have the option to cancel a policy or require an owner to put on a new roof within a specified period of time. 

We make every effort to ensure that our clients are aware of these potential pitfalls / financial considerations prior to negotiating for a home.  

Buying a FSBO

Should you use an agent when considering a home that is For Sale by Owner?  

When looking at them, here are a few things to consider:

Use a buyer's agent. Typically FSBO's are prepared and willing to work with a buyer who is represented with an agent and they normally will agree to compensate the agent through a typical buyer's commission.  The peace of mind that a good buyer's agent will provide in negotiating and protecting your interest in all aspects of the purchase process is extremely valuable to you.  FSBO's are rarely priced appropriately so having an agent on your side gives you access to comparable sales data to help you negotiate the right price.

Home inspection.  A home inspection can identify any potential issues before you go through with the sale.  A good buyer's agent will have access to professional inspectors and can protect your interest through inspection contingencies built within the contract.

Other contingencies to your contract. Contingencies protect your financial interests and provide you with a means to rectify or get out of a  transaction should things not go as planned or issues arise. As an example, what happens if the property does not appraise? 

We have a strong track record of working with buyers who have decided to purchase a FSBO, so get in touch with us today if you have one in your sights.  

What are CDD fees?  

CDD stands for Community Development District.  In some newer communities, it is an annual cost to a home owner that is paid as part of the annual tax bill.  It is usually made up of 2 parts.  A repayment of a bond for the community development - usually over a 30 year period, and an-ongoing maintenance and upkeep of some of the infrastructure - much like a homeowners association fee. (You may note an item on MLS listings that displays if the property has CDD: Yes or No.) 

The fees are included in the overall real estate tax field which is auto-populated directly from the tax record.  (Occasionally, listing agents break it out and list the tax amount only in the tax field and the CDD cost in a separate field so when a property has a CDD fee,we always like to confirm it is included.)  

Also, as a note, many communities that have a CDD fee have lower association fees because some of the normal costs associated with the association are covered as part of the CDD fee.  It is always a good practice to get all the info so you can compare apples to apples. 

And lastly, the bond portion of the CDD fee can normally be paid off in advance.  The percentage of the overall CDD fee varies between communities.  We can assist you in getting and analyzing the CDD info for any/all subdivisions of interest.  

Florida Homestead Exemption

Owners of a single family residence in Florida can take advantage of an exemption of up to $50,0000 of the assessed value of a property if they claim the property as their primary residence and meet some additional qualification criteria. 

Click here to read an overview of the Homestead Exemption on the Sarasota County website; https://www.sc-pa.com/exemptions/homestead/overview/

There are some nuances and benefits to homesteading including a max increase allowed of only 3% of the assessed value in any year.    

And, contrary to a popular belief, there is no timeframe specified on how long an owner has to reside in a home on an annual basis to be able to claim the exemption.  

Once you purchase a home, it is important to register for your homestead exemption (if you intend to utilize it) because it is not automatically placed on a property. 

When putting in an offer to purchase residential real estate in this area, the standard practice is for a buyer to submit it in contract form so that all the terms are very clearly spelled out.

* As a note, for Sarasota and Manatee County, it is typical for the BUYER to select and pay for the title work (other counties may differ).

There are 2 main contracts used in this area; the FARBAR standard Contract and the FARBAR AS-IS with Right to Inspect.

The main differences are:

The standard contract has a built in maintenance requirement for any repair items found by a licensed inspector.  It a very defined list outlined in the contract of functional maintenance items and excludes cosmetic issues.  

There is also a defined limit to what the seller is contractually obligated to pay for these repairs – the default limit amount is set at 1.5% of purchase price (but often times that limit is reduced during negotiations.)

There are also limits set for WDO (wood destroying organisms) and for permit issues.

The As-Is with Right to Inspect contract does not have any contractual obligation of the seller to repair any maintenance, WDO, or permit issues.  The emphasis on this contract really is on the “right to inspect and cancel”. With that clause, the buyer, at his/her sole discretion, has the right to cancel this contract within the timeframe of the inspection contingency (standard timeframe is defaulted in the contract to 15 calendar days).  Since the buyer has that option, it does provide an opportunity for the buyer to request that the seller address any issues that are uncovered due to the underlying option that the buyer has to cancel.  

We have a very solid understanding of the contracts and can assist buyer/sellers in a strategy that reduces potential stress and financial risk.  

What is the deal with flood insurance? 

A flood policy protects the owner of a home or condo from water damage that rises from the ground up or indirect losses arising out of that flood water.  A quick note, water damage that comes in through a broken window is not considered flood even though it is still water damage.  

Florida is divided into different categories of flood zones - basically by how likely a specific area is to flood.  In a nutshell, the X zone is the good zone, and the AE zone is the more likely to flood zone.  There are other variations of these 2 zones, but these are the two mostly likely you will see in the Sarasota and surrounding area. 

A lender will not require you to have flood insurance in an X zone, but you may want to anyhow.  You likely will find it to be relatively inexpensive for that added peace of mind.  

Conversely, a lender will require you to have flood insurance in an AE zone.  (If you pay cash for a property, that will be completely up to you to carry a flood policy or, for that matter, even a standard hazard policy.)

The flood policy is a secondary policy to standard hazard home owners or condo insurance.  The premium is based on which zone the property is in and the elevation of that specif property. As a note, a flood premium policy may not be overly expensive even in the AE zone if that property is elevated in relation to the flood level. 

In order to get an accurate estimate of flood costs on a property in an AE zone that is not currently carrying flood insurance, the new buyer will likely be required to get an elevation certificate which can be done at the same time as a survey.   

Most MLS listings have the flood zone depicted, but we always double check and your insurance provider will confirm as well.  

To read more about flood, visit www.floodsmart.gov