Scotchie Cochran serves his clients as their Buyer's Agent

Sellers who have their home listed have hired a professional to look out after their interests. Sellers with their home listed have a Listing Agent, who is contractually bound to 1) make every effort to obtain the highest price for the home, and 2) exclusively negotiate favorably all terms and conditions for the Seller.

If you call the number on the yard sign of a listing, you’ll most likely get the Listing Agent. Although the agent may be friendly, personable, and offering accommodating arrangements to show and describe the home, when it comes time to write a contract, remember that the Listing Agent is working for the Seller, and is legally obligated to the Seller to protect the Seller’s interests in the transaction.

You, as the buyer, will come out better, both financially and contractually, if you have me working for you as your Buyer’s Agent because the listing agent is working for the Seller and I will be working for you.

 Some people think that dealing with the listing agent alone will put them in a better position be negotiating a lower price because only one commission is being paid. WRONG! It every case I have ever seen it does not work that way.  For that idea to work, the buyer must essentially negotiate away from the Listing Agent half of the commission that the Seller has already agreed to pay them via the Listing Agreement (a legal contract). The Seller, again via the Listing Agreement, has agreed to allow a Buyer Agent who procures a Buyer to share in the commission. But if there is no Buyer’s Agent, as the buyer is unrepresented. So guess what……that money stays with the Listing Agent.

A ‘commission cutting’ buyer is highly unlikely to persuade the Listing Agent to give up half of their paycheck. The Buyer may get a small percentage break, but more likely it would be less than what a good Buyer’s Agent can negotiate on the transaction...like a lower price, more Seller paid closing costs, better Seller paid repairs, a Seller paid home warranty, etc.

So, without a Buyer’s Agent to assist in negotiation, you are more likely to pay more for the property, and get less Seller concessions.

Here are a few reasons why you can benefit by having me to help you buy your home.

I will help you negotiate the best price for the property

I bring knowledge of the local market, awareness of zoning issues affecting property value, and I network with lots of agents revealing perhaps the sellers motivations (now doesn’t that present an advantage in negotiations?).Also, I can give my opinion on the future marketability of the property.  Although I cannot give investment advice, I know the market and you can benefit from my market experience. (Remember….that you, or the your  heirs; will need to sell the property some day.)

I work for you, and get paid by the Seller

There’s no cost to you for my services! Buyer Agents are paid by sharing in the listing broker’s commission as previously agreed to by the seller via the listing agreement (a legal contract) when the property was listed. Commission costs to the seller are the same, regardless of who sells the home. As stated earlier, thinking one can buy the home for a lower price because there’s one less agent involved is erroneous thinking. Listing agents aren’t about to give up any dollars the seller has already agreed to pay

I give you Full Access to the FMLS and GAMLS

The Multiple Listing Service (MLS) is a powerful tool that only Realtors have access to. When listing agents market a home for sale, they typically allow any Realtor to present the home to potential buyers, and to present contracts for purchase. The MLS is a database of all homes listed by Realtors, and represents roughly 99% of the homes for sale in any given market.

My market research gives you Negotiating Power

The MLS maintains a record of, not only all homes listed by Realtors in a given market, but also the sales price of those homes. I will run a Comparative Market Analysis (CMA) to determine a prospective home's Fair Market Value (FMV). In simpler terms, I will look at similar homes in the same neighborhood that have sold recently. This way, you will know whether or not the seller has their home priced fairly. If the home is priced over Fair Market Value, I can present your "under asking price" offer with plenty of firepower – and a greater chance that the offer will be accepted.

My Experience is your strength

What might seem complicated and intimidating to you is fairly common and familiar to me. I know what to expect, and I know when to alert you if anything out of the ordinary occurs.

I have Industry Contacts built up over the years

It takes a lot of people to close a real estate transaction – Buyer's Agent, Listing Agent, Loan Officer, Inspector, Appraiser, Insurance Agent, General Contractors, and sometimes more! I have a strong team that has performed in the past, and will continue to perform. A transaction is only as strong as its weakest link – with me and my closing team; you can rest assured that you will have plenty of support.

My Experience can give you Piece of Mind

If you are like most people, your home is the largest purchase you will ever make. The average person spends around 1/3 of their total monthly income on their home. This is a big decision and you don't want to go at it alone. When you choose me as your trusted Buyer's Agent, you know that your best interests are accounted for, and that you can feel confident in your purchase.

Purchasing a home can be a fun and exciting process. However, the home buying process can be intimidating.  I am here to help!

A copy of the Georgia Association of Realtors Buyer Brokerage Agreement is available for review upon your request.