What actually happens in your first meeting with a buyer's agent?

Most people walk into a first meeting with an agent expecting a sales pitch. Some are quietly worried they're about to hear they aren't ready.

Here's the good news. A great first meeting is about you, and you should walk out of it clearer and more confident than you walked in. This is exactly what happens when you sit down with me.

Why does the meeting start with questions about me?

Because I can't help you until I understand where you are. Before we talk about homes, the market or money, I want your story.

I'll ask why now. Something made you start looking, and that reason shapes everything. A growing family needs something different from someone who's just tired of paying rent.

I'll ask what a great experience looks like to you. Some people want every new listing the minute it hits. Others want me to filter hard and only send the three that really matter.

And I'll ask what this home actually means to you. Nobody moves for a floor plan. People move because they want their life to be better in a specific way: room for the kids, a shorter drive, a place that's finally theirs. Once I know what "better" means to you, I know exactly what I'm looking for.

Then I say it all back to you, in your own words, so we both know I got it right.

What's my part in all this?

You make every decision. My job is to make sure you have everything you need to make them well.

There are also a few things only you can protect, and I'll ask you to commit to them from day one:

• Keep your job steady. If a change is coming, tell your lender and me before it happens.
• Don't open new credit or take on new debt. No new cards, no car loan, no financing furniture for the new place.
• Keep your lender in the loop on anything financial.

Those three protect your approval all the way to closing. I wrote a whole post on why: Pre-approved? What not to do before you closePre-approved? What not to do before you close/blog/what-not-to-do-before-closing.

What's the plan, and how will we stay in touch?

You leave with a real plan, not a vague "I'll send you some listings."

We map the steps from today to your keys: a short call with a lender so you know your buying power, what we're searching for and where, how showings get scheduled, and a realistic timeline for your situation.

Here's how I keep you in the loop. New homes come to you by email every day, or the moment they hit the MLS if you'd rather not wait. Every Tuesday is our review and preview: we look back at what happened last week and map out what's coming this week, based on exactly where we are. When you call, text or email, you'll usually hear back within a few hours, often right away.

Once we're under contract, the communication goes up. We'll usually be in touch more than once a day, all the way through the inspection period. I stay in constant contact with the title company on how the title search is going, and I'm looped in with your lender if you're financing, so you're never left wondering where things stand.

And we agree on how you want to hear from me. Text, call or email. You tell me, and that's how we do it.

Why do we sign an agreement before touring homes?

Since August 17, 2024, agents who belong to an MLS have been required to sign a written agreement with a buyer before touring a home together. It came out of the national NAR settlement, and I think it's a good thing for buyers.

Here's how I explain it. This agreement does a few important things. It allows us to officially work together. It allows me to fully commit to getting you into your next home. And it protects you, because the important parts are in writing before we start: exactly how I'm paid, and how long we'll work together.

The compensation in it has to be a specific, clear amount, not something open-ended. No guessing, no surprises.

Written buyer agreement requirement effective August 17, 2024. Source: NAR settlement FAQs.

What does "transaction broker" mean in that agreement?

You'll see the words *transaction broker* in the paperwork, and most buyers have never heard them. Here's what they mean.

In Florida, the law presumes every real estate licensee works as a transaction broker unless a different relationship is set up in writing. A transaction broker gives you a limited form of representation, and the law spells out the duties. They include:

• dealing honestly and fairly
• accounting for all funds
• using skill, care, and diligence in the transaction
• disclosing all known facts that materially affect the value of residential property and are not readily observable to the buyer
• presenting all offers and counteroffers in a timely manner
• limited confidentiality, unless waived in writing
• any additional duties we mutually agree to

That's the relationship my agreement creates. I'll walk you through it line by line, so nothing in it surprises you.

Source: Florida Statutes, section 475.278.

How do you get paid?

In a lot of deals the seller agrees to cover some or all of my compensation, and I negotiate for that on your behalf. There's also a flat $495 brokerage fee, right there in the agreement. You'll know every number from day one, and it never goes above what we agreed to.

And here's what you're really getting: someone in your corner all the way to the keys. Getting under contract is exciting, and it's also when my best work begins. The inspection, the appraisal, the lender, repairs, every deadline. I handle it with you, so the day you get your keys feels as good as it should.

What do I walk out with?

• A clear picture of where you stand, said back in your own words.
• Your next step with a lender, usually a short call. Here's what that first call is actually likewhat that first call is actually like/blog/first-call-with-a-lender.
• A plan and a timeline that fit your life.
• A signed agreement you understand, with every number in writing.

If you've been told you can't buy yet, come anyway. Some of my favorite first meetings started with someone who was sure the answer was no. Often it's "not yet," and you leave knowing exactly what "yet" takes. If that's you, start with Can I actually buy a house right now?Can I actually buy a house right now?/first-time-buyers

When you're ready, let's sit downlet's sit down/contact. I'd love to hear your story.