y*****1
发帖数: 443 | 1 想在纽约州跟新泽西Bergen County搭界的Rockland County买房，大家有没有好的
Agent推荐啊！谢谢啦！ | j***k
发帖数: 2719 | 2 no need to use any buyer's agent. Find a property on MLS and negociate
directly with the seller's agent. Since only 1 agent is invoved in the
process, the seller's agent would end up working super hard for you to get
the price down. | y*****1
发帖数: 443 | 3 Thanks. You mean the dual agent?
【在 j***k 的大作中提到】
: no need to use any buyer's agent. Find a property on MLS and negociate
: directly with the seller's agent. Since only 1 agent is invoved in the
: process, the seller's agent would end up working super hard for you to get
: the price down.
| j***k
发帖数: 2719 | 4 Never, never, ever, ever get a buyer’s agent. Based on the agent’s
compensation structure, it just does not make sense.
If you have a buyer’s agent and wants to bid on a house that you think is
worth $800K to you but the seller wants $900K. If your agent makes 2% of the
commission, what incentive does she/he have to help you to reduce the price
? The agent would get paid less if the price is lowered. Often time, they
would “educate” you on the state of the market and pressure you to pay a
higher price to get the deal done as soon as possible.
If you are only dealing with seller’s broker, the broker would get the
entire 4% commission. The broker would work 110% for you and pressure the
seller to lower the price instead. The broker knows if the seller does not
sell it to you and get let say $20K more from another buyer with his own
buyer’s agent, the seller’s broker would lose half of his commission.
Working only with seller’s agent, you would get the lowest possible price
and more. | D**C
发帖数: 6754 | 5 就去你当地的century21或者其他的broker，然后让他们带你去看房子，就完了
【在 y*****1 的大作中提到】
: Thanks. You mean the dual agent?
| p***y
发帖数: 18037 | 6 That is bias. If you only use a seller's agent they'll only sell you
whatever you have on hand, so as to maximize their own commissions.
They are in fact the ones who would "pressure" you to buy the properties
that are in their best interests, instead of yours.
If you find a good buyer's agent, he/she will try his/her best to find
you the property that fits your needs as that's the only way they can
earn commissions out of you.
is
of the
price
they
a
the
【在 j***k 的大作中提到】
: Never, never, ever, ever get a buyer’s agent. Based on the agent’s
: compensation structure, it just does not make sense.
: If you have a buyer’s agent and wants to bid on a house that you think is
: worth $800K to you but the seller wants $900K. If your agent makes 2% of the
: commission, what incentive does she/he have to help you to reduce the price
: ? The agent would get paid less if the price is lowered. Often time, they
: would “educate” you on the state of the market and pressure you to pay a
: higher price to get the deal done as soon as possible.
: If you are only dealing with seller’s broker, the broker would get the
: entire 4% commission. The broker would work 110% for you and pressure the
| j***k
发帖数: 2719 | 7 I was not saying buyer's agents are bad people, but the current compensation
structure does not allow them to work on ur best interest.
I use mls (if in queens, LI or westchester, I use www.redfin.com, a much
better site than mlsli.com) to find the houses that I am interested in
buying. Redfin.com gives all the details, including all properties sold in
the area in the past 6 months so you can compare the prices. Zillow is also
a good site to give some color of the market.
Once I find a house that I am interested in, I would also go to the county
website to view the detail tax records of the property so no surprises on
unlawful extension and etc.
I would then contact the seller's agent to schedule a viewing. If I like the
property, I would negociate. If not, I would move on to the next house.
I can do much better research than any buyer's agent. When negociating,
always try to play hardball with the seller's agent and threaten the agent
that you are also negociating on a few other houses in the area. Trust me,
that's the only way to get the price.
Sorry, buyer's agent is absolutely useless to me because I know exactly what
I want. If you're not sure then get an agent, and be ready to pay a higher
price for your dream house. | p***y
发帖数: 18037 | 8 It's NEGOTIATE, not negociate.
If you think you are better than a professional, there's nothing else to
say.
compensation
much
sold in
also
county
on
【在 j***k 的大作中提到】
: I was not saying buyer's agents are bad people, but the current compensation
: structure does not allow them to work on ur best interest.
: I use mls (if in queens, LI or westchester, I use www.redfin.com, a much
: better site than mlsli.com) to find the houses that I am interested in
: buying. Redfin.com gives all the details, including all properties sold in
: the area in the past 6 months so you can compare the prices. Zillow is also
: a good site to give some color of the market.
: Once I find a house that I am interested in, I would also go to the county
: website to view the detail tax records of the property so no surprises on
: unlawful extension and etc.
| c***a
发帖数: 193 | 9 if i don't have a buyer agent, how do i learn about what i need to check to
buy a house, like whether the electricity circuit is new, whether any
plumbing work is needed, how much the difference is the finished and
unfinished basement etc... | j***k
发帖数: 2719 | 10 thank you for your correction. appreciate it.
【在 p***y 的大作中提到】
: It's NEGOTIATE, not negociate.
: If you think you are better than a professional, there's nothing else to
: say.
:
: compensation
: much
: sold in
: also
: county
: on
| | | j***k
发帖数: 2719 | 11 you need a good inspector ($350-$600 per visit, depends on the size of the
property) to check those things out. Inspector is licensed by the state. But please don't use any inspector who is recommanded by your or the seller's realtor. There is a conflict of interest there as the inspector who knows the realtor would try the push the deal thru by telling you everything is fine.
Ask your attorney for recomandation if this is your first house and knows no one. In a real estate transaction, your attorney is the only person you can trust as he stands to gain nothing wether the deal goes thru or not.
I have not met any agent who knows anything about these kinds of stuff.
to
【在 c***a 的大作中提到】
: if i don't have a buyer agent, how do i learn about what i need to check to
: buy a house, like whether the electricity circuit is new, whether any
: plumbing work is needed, how much the difference is the finished and
: unfinished basement etc...
| j***k
发帖数: 2719 | 12 btw, most agents are not professionals. They are mostly housewives working
to earn some extra income. Some of my co-workers also became agents after
being laid off from work. All it takes is to pass the realtor exam with
about 3 days of studying. I studied more for my driver's license road test,
and I would not call myself a professional driver. .
The average income for real estate broker nation-wide is $35K a year, well
below the national median income. In NY, the income is a bit higher, but
more than 90% of all agents make less than $200K a year. Some of them
struggle to sell a single house in a year in this market. I would not call
them professionals.
【在 p***y 的大作中提到】
: It's NEGOTIATE, not negociate.
: If you think you are better than a professional, there's nothing else to
: say.
:
: compensation
: much
: sold in
: also
: county
: on
| a*o
发帖数: 25262 | 13 Most agents don't know what they are talking about, and they don't know anything but just take you to visit the house. Only one thing you are looking for while looking for an agent, ethical person and he/she doesn't play games.
Buyer's agent: there is no such thing in NY, since all agents receive commissions from the SELLER, not the buyer. Even you have an agent say that he is a buyer's agent on your side, during closing, he will state his status as the seller's agent, he won't have a penny, if not.
Sites to find a house:
mlsli.com, trulia.com zillow.com mlsli.com is updated more frequently.
All information for every house in NYC area is public. You can find out who has owned the house for how long, purchased it wit what price, and how much (outstanding) mortgage is. There is a website you can find them out: propertyshark.com or the government agency's website.
Once you find an interesting house, you have to look for a lawyer. Basically, I won't recommend any Chinese lawyers. You can find one in Flushing or Chinatown, but, as many have experienced, they won't reply your questions anyway. Not all, but mostly.
Last but not least, Good Luck!
,
【在 j***k 的大作中提到】
: btw, most agents are not professionals. They are mostly housewives working
: to earn some extra income. Some of my co-workers also became agents after
: being laid off from work. All it takes is to pass the realtor exam with
: about 3 days of studying. I studied more for my driver's license road test,
: and I would not call myself a professional driver. .
: The average income for real estate broker nation-wide is $35K a year, well
: below the national median income. In NY, the income is a bit higher, but
: more than 90% of all agents make less than $200K a year. Some of them
: struggle to sell a single house in a year in this market. I would not call
: them professionals.
| p***y
发帖数: 18037 | 14 I feel so sad for those who have bought one house thus far and think
they know it all about how it works in the real estate world.
working
after
with
test,
well
but
call
【在 j***k 的大作中提到】
: btw, most agents are not professionals. They are mostly housewives working
: to earn some extra income. Some of my co-workers also became agents after
: being laid off from work. All it takes is to pass the realtor exam with
: about 3 days of studying. I studied more for my driver's license road test,
: and I would not call myself a professional driver. .
: The average income for real estate broker nation-wide is $35K a year, well
: below the national median income. In NY, the income is a bit higher, but
: more than 90% of all agents make less than $200K a year. Some of them
: struggle to sell a single house in a year in this market. I would not call
: them professionals.
| a*o
发帖数: 25262 | 15 Agents make a lot more in good years, commissions are usually 3 - 5% of the
selling price.
【在 p***y 的大作中提到】
: I feel so sad for those who have bought one house thus far and think
: they know it all about how it works in the real estate world.
:
: working
: after
: with
: test,
: well
: but
: call
| j***k
发帖数: 2719 | 16 It sure sounds like you're an real estate agent yourself. :-)
Please feel sad for someone else. I bought my first place at the age 22 and
since then I had bought/sold a few more houses in NY, NJ, and Shanghai. I
had dealt with many brokers with all ethnicities and background. I would
certinaly like to think I know what I am talking about.
Do you? | p***y
发帖数: 18037 | 17 I am certainly not a broker or agent. No interest whatsoever especially
when I can find mighty good ones out there.
I have bought and sold many properties, and I had tremendous agents, which
is why I don't agree with your point of views at all.
and
I
【在 j***k 的大作中提到】
: It sure sounds like you're an real estate agent yourself. :-)
: Please feel sad for someone else. I bought my first place at the age 22 and
: since then I had bought/sold a few more houses in NY, NJ, and Shanghai. I
: had dealt with many brokers with all ethnicities and background. I would
: certinaly like to think I know what I am talking about.
: Do you?
| p***y
发帖数: 18037 | 18 If you have ever had agents from Daniel Gale or Corcoran, come back here
again and tell me that agents are suckers.
and
I
【在 j***k 的大作中提到】
: It sure sounds like you're an real estate agent yourself. :-)
: Please feel sad for someone else. I bought my first place at the age 22 and
: since then I had bought/sold a few more houses in NY, NJ, and Shanghai. I
: had dealt with many brokers with all ethnicities and background. I would
: certinaly like to think I know what I am talking about.
: Do you?
| r*******t
发帖数: 8550 | 19 As a professional in the mortgage business, and helped even my CB/IB
coworkers successfully bought many shortsale/forclosure houses at excellent
prices during last 14 months, I could only say this:
JWALK's ADVICE IS THE BEST.
compensation
also
【在 j***k 的大作中提到】
: I was not saying buyer's agents are bad people, but the current compensation
: structure does not allow them to work on ur best interest.
: I use mls (if in queens, LI or westchester, I use www.redfin.com, a much
: better site than mlsli.com) to find the houses that I am interested in
: buying. Redfin.com gives all the details, including all properties sold in
: the area in the past 6 months so you can compare the prices. Zillow is also
: a good site to give some color of the market.
: Once I find a house that I am interested in, I would also go to the county
: website to view the detail tax records of the property so no surprises on
: unlawful extension and etc.
| p***y
发帖数: 18037 | 20 Actually I would also give him credit for those who are buying their first
house and have no experience judging a good agent/broker from a bad one.
However, once you know more, you would truly treasure the value of a good
agent. It's way beyond what you can ever comprehend.
excellent
【在 r*******t 的大作中提到】
: As a professional in the mortgage business, and helped even my CB/IB
: coworkers successfully bought many shortsale/forclosure houses at excellent
: prices during last 14 months, I could only say this:
: JWALK's ADVICE IS THE BEST.
:
: compensation
: also
| | | D**C
发帖数: 6754 | | j***k
发帖数: 2719 | 22 only the principle agents make a lot.
3-5% is just the starting point. then you may need to split half with buyer'
s agent and then the principle agent would take another 30-50% cut. Selling
a $1m house may only yield the seller's agent $10-15K at the end. To make $
200K a year, you would need to sell 1 to 2 $1m houses each month. Not sure
how many agents are able to do that, event in good days.
the
【在 a*o 的大作中提到】
: Agents make a lot more in good years, commissions are usually 3 - 5% of the
: selling price.
| r*******t
发帖数: 8550 | 23 My view of point is total opposite of yours.
I could say, if you know nothing about buying houses, and don't know how to
choose a house, and need advices, go for a buyer's agent. An agent should
spend time giving you advice since s/he shares the commision.
If you already looked around, and knew which house you wanted (or know what
kind of houses you like), go for jwalk's advice.
【在 p***y 的大作中提到】
: Actually I would also give him credit for those who are buying their first
: house and have no experience judging a good agent/broker from a bad one.
: However, once you know more, you would truly treasure the value of a good
: agent. It's way beyond what you can ever comprehend.
:
: excellent
| p***y
发帖数: 18037 | 24 There's nothing hard about understanding the commission structures.
However, as a first time buyer, it's difficult to judge whether the agent
you counter is good or bad, since there's no prior experience to reference
to.
Another point. Once you get into the very high value markets, owners show
properties to none but agents.
to
should
what
【在 r*******t 的大作中提到】
: My view of point is total opposite of yours.
: I could say, if you know nothing about buying houses, and don't know how to
: choose a house, and need advices, go for a buyer's agent. An agent should
: spend time giving you advice since s/he shares the commision.
: If you already looked around, and knew which house you wanted (or know what
: kind of houses you like), go for jwalk's advice.
| a*o
发帖数: 25262 | 25 That's true for a two-agent listings. But most people only have one agent, 5
% of 1m is 50k and it's splitted half with the company. so 25k for selling a
1m house.
I am not sure you had paid attention to the news few years back before the
meltdown. Those real estate brokers/agents' incomes were comparable to
investment bankers.
buyer'
Selling
【在 j***k 的大作中提到】
: only the principle agents make a lot.
: 3-5% is just the starting point. then you may need to split half with buyer'
: s agent and then the principle agent would take another 30-50% cut. Selling
: a $1m house may only yield the seller's agent $10-15K at the end. To make $
: 200K a year, you would need to sell 1 to 2 $1m houses each month. Not sure
: how many agents are able to do that, event in good days.
:
: the
| j***k
发帖数: 2719 | 26 Yes. Some of them do make a lot, especially the principle agents.
But most houses are sold with 2 agents involved though. They are seller's
agent and buyer's agent. They split the comission half and half. The
principle agent is the company, which takes another 30-50% cut from each
agent.
Seller's agent also has marketing expenses, such staging, photography, food
for agents' open houses, and etc. They all come from the Seller's agents.
Buyer's agent has no such expensese, but they got to work on weekends and
nights with their clients. Some clients would never buy.
They really don't make as much as you would think, unless you're in the
ultra high-end Manhattan market dealing with properties in 10s of millions.
5
a
【在 a*o 的大作中提到】
: That's true for a two-agent listings. But most people only have one agent, 5
: % of 1m is 50k and it's splitted half with the company. so 25k for selling a
: 1m house.
: I am not sure you had paid attention to the news few years back before the
: meltdown. Those real estate brokers/agents' incomes were comparable to
: investment bankers.
:
: buyer'
: Selling
| d***s
发帖数: 7683 | | j***k
发帖数: 2719 | 28 Thanks, Bud.
I guess we are not in the very highend market to really appreciate what an
agent would do for me. I have been only dealing with small fishes with <$
1mil.
to
what
【在 r*******t 的大作中提到】
: My view of point is total opposite of yours.
: I could say, if you know nothing about buying houses, and don't know how to
: choose a house, and need advices, go for a buyer's agent. An agent should
: spend time giving you advice since s/he shares the commision.
: If you already looked around, and knew which house you wanted (or know what
: kind of houses you like), go for jwalk's advice.
| d***s
发帖数: 7683 | 29 我总结出结论了:
1m以下的普通人住宅不要找buyer's agent
1-2m大宅看情况
2m以上豪宅只能找buyer's agent | r*******t
发帖数: 8550 | 30 Back in 2005, accross the door from my condo in Wisconsin, there was a short
petite young polish lady around 25 year old, who was making significant
amount of money. Before she moved out, one day, I overheard she was talking
on the phone with her (ex)bf, saying very loudly in the stairway, "I am
able to buy a half million house and make a good living. But look at what
you want and what you are able to do ...." She changed from a nice lady to
a typical American bitch just because she was able to make some bucks....
The story was, the mortgage origniation people did make a lot of money 2002
- 2007 while Greenspan/Bush pushed for the low interest rate / budget
deficit spending policy. Even the lady across got affected.
P.S. Please notice that, half million house in Wisconsin, is better than a 2
-3 million house in New York.
5
a
【在 a*o 的大作中提到】
: That's true for a two-agent listings. But most people only have one agent, 5
: % of 1m is 50k and it's splitted half with the company. so 25k for selling a
: 1m house.
: I am not sure you had paid attention to the news few years back before the
: meltdown. Those real estate brokers/agents' incomes were comparable to
: investment bankers.
:
: buyer'
: Selling
| | | j***k
发帖数: 2719 | 31 Your "another point" is so not making any sense whatsoever.
Imagine that you saw a listing for a $20 Mil condo in Manhattan (I guees
this would be highend enough, even for you). You then called the listing
broker who would be making $1m in potential commission and tell him that you're
a head trader at so and so bank and here is your mortgage pre-approval for 20 mil from a bank and you would like to see the property.
Do you actually think that the seller's agent was going to tell you to go
away and come back with your own buyer's agent. Only then would he show you
the condo? Why would he do that to cut his potential commission to to half?
I am no rocket scientist but this is totally nonsense.
【在 p***y 的大作中提到】
: There's nothing hard about understanding the commission structures.
: However, as a first time buyer, it's difficult to judge whether the agent
: you counter is good or bad, since there's no prior experience to reference
: to.
: Another point. Once you get into the very high value markets, owners show
: properties to none but agents.
:
: to
: should
: what
| m*****5
发帖数: 23482 | | p***y
发帖数: 18037 | 33 Please do not imagine and do not make assumption until you actually buy
one. I don't have all the time to go through this but I'm sure someday
you'll learn, when you start buying those high-end properties.
guees
listing
that you're
approval for 20 mil from a bank and you would like to see the property.
go
show you
half?
【在 j***k 的大作中提到】
: Your "another point" is so not making any sense whatsoever.
: Imagine that you saw a listing for a $20 Mil condo in Manhattan (I guees
: this would be highend enough, even for you). You then called the listing
: broker who would be making $1m in potential commission and tell him that you're
: a head trader at so and so bank and here is your mortgage pre-approval for 20 mil from a bank and you would like to see the property.
: Do you actually think that the seller's agent was going to tell you to go
: away and come back with your own buyer's agent. Only then would he show you
: the condo? Why would he do that to cut his potential commission to to half?
: I am no rocket scientist but this is totally nonsense.
| a*o
发帖数: 25262 | 34 There are a lot of shortsale/forclosure houses out there, but only if youhave time and energy to deal with it, especially shortsale ones. Theirprices are a lot lower than market price, and the process is extremely long,about 6-9 moths. After the contract has been signed, you would assume that95% of the chance to getting the house. No, No, No...it is not true, and youhave to deal with banks, mostly likely two banks which can agree to takelosses. Even after the banks agree, if the owner (although he doesn't haveany equity) can reverse and void the contract easily by changing his mindand not selling the house. He doesn't even have the $ pay his mortgage, andhe won't repay you any $ for your spending in the process. You can pursuitlegal actions, but time..time...2 years or more are not unusual. If you ask Chinese real agents, they won't touch shortsale because of legal issues.
Forclosure houses, many of them require large chunk of cashes, like 100%. As long as you have the money, go for it.
excellent
【在 r*******t 的大作中提到】
: As a professional in the mortgage business, and helped even my CB/IB
: coworkers successfully bought many shortsale/forclosure houses at excellent
: prices during last 14 months, I could only say this:
: JWALK's ADVICE IS THE BEST.
:
: compensation
: also
| j***k
发帖数: 2719 | 35 hahaha.. sure. I wll be looking forward for my lesson to come when I strike
rich. Until then, I would certinaly hope that you will enjoy your life in
the high soceity with your highend brokers.
发信人: patsy (patsy), 信区: NewYork
标 题: Re: 寻纽约 Agent！
发信站: BBS 未名空间站 (Fri Jan 14 16:20:49 2011, 美东)
Please do not imagine and do not make assumption until you actually buy
one. I don't have all the time to go through this but I'm sure someday
you'll learn, when you start buying those high-end properties. | a*o
发帖数: 25262 | 36 Although many rich people might not want to spend their personal time to
look for high END apartments for themselves. Agents work for them, just like
rich people have their own personal lawyers, but the assumption is still
valid...
【在 p***y 的大作中提到】
: Please do not imagine and do not make assumption until you actually buy
: one. I don't have all the time to go through this but I'm sure someday
: you'll learn, when you start buying those high-end properties.
:
: guees
: listing
: that you're
: approval for 20 mil from a bank and you would like to see the property.
: go
: show you
| p***y
发帖数: 18037 | 37 Well. At least you get my point. That was one assumption which is correct
all right, BUT most wealthy folks who buy 10+ Mil properties do not call
in themselves to selling agents. They do get buying agents working for
them and they salve the hell out of these buying agents in order to crack
the best deals there is. That's why I said you need to sit in their
position and think like them. It's a whole different kind of game and
can't be interpreted the same way buying a 1 mil (or less) property.
like
still
【在 a*o 的大作中提到】
: Although many rich people might not want to spend their personal time to
: look for high END apartments for themselves. Agents work for them, just like
: rich people have their own personal lawyers, but the assumption is still
: valid...
| m*****5
发帖数: 23482 | 38 唉，真的有钱人那个时间宝贵，怎么会上这里来灌水呢
上这里求指导的，都是穷苦大众 | j***k
发帖数: 2719 | 39 arh.. Sorry for offering my poor-man's guide on how to aquire real estate
properties for the puny sum of $1mil and under.
Thank you for bringing us up-to-date with the high socieity. Of course we're
all looking for advices on buying $10+ mil apts on Central Park West. I
guess the ultra-rich, though too busy to find his own home would certinaly
check on mitbbs from time to time for advices. | j***k
发帖数: 2719 | 40 arh.. Sorry for offering my poor-man's guide on how to aquire real estate
properties for the puny sum of $1mil and under.
Thank you for bringing us up-to-date with the high socieity. Of course we're
all looking for advices on buying $10+ mil apts on Central Park West. I
guess the ultra-rich, though too busy to find his own home would certinaly
check on mitbbs from time to time for advices. | | | p***y
发帖数: 18037 | 41 I'm simply pointing out to the obvious that there are two sides to a coin.
Agents survive for a reason. You don't just dismiss it altogether.
【在 m*****5 的大作中提到】
: 唉，真的有钱人那个时间宝贵，怎么会上这里来灌水呢
: 上这里求指导的，都是穷苦大众
| j***k
发帖数: 2719 | 42 arh.. Sorry for offering my poor-man's guide on how to aquire real estate
properties for the puny sum of $1mil and under.
Thank you for bringing us up-to-date with the high socieity. Of course we're
all looking for advices on buying $10+ mil apts on Central Park West. I
guess the ultra-rich, though too busy to find his own home would certinaly
check on mitbbs from time to time for advices. | a*o
发帖数: 25262 | 43 You are not alone...我的晚餐还没着落。。哎。。
Didn't Obabma say 95% of Americans are not "high" class? I am in the button
1%, long way to climb...and need to stay here for a long long time...
哎。。哎。。哎。。.LOL..
re
【在 j***k 的大作中提到】
: arh.. Sorry for offering my poor-man's guide on how to aquire real estate
: properties for the puny sum of $1mil and under.
: Thank you for bringing us up-to-date with the high socieity. Of course we're
: all looking for advices on buying $10+ mil apts on Central Park West. I
: guess the ultra-rich, though too busy to find his own home would certinaly
: check on mitbbs from time to time for advices.
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