Adam Garrett's Coverage Map

My coverage map is more expansive for sellers than for buyers.

Below you'll find my coverage map for buyers, arranged by price of home, with some exceptions that I'll get into (i.e. $50k lower thresholds from October-February).

Below you'll find my coverage map for Sellers, arranged by price of home, with some exceptions that I'll get into (i.e. $50k lower thresholds from October-February).

The orange items above in 5 locations are the base of operations for the 5 MLS I pay for access to on an ongoing basis. Most agents only have access to 1 or 2, and it's critical that agents have access to & will use the primary MLS of a property's area if you are a listing a property with the agent or if you are relying on a buyer's agent for a feed of potential properties. When listing a home, the more MLS you are on, the better your coverage will be and the greater the number of agents and buyers you will reach.

The white spaces above are areas where I typically don't have optimal MLS coverage.

The MLS coverage map above is based on homes:

A. With a minimum 2% commission for those buyers I represent

B. With a 3% commission for the listing firm, with whatever desired amount for the buying firm in addition to that, but I recommend another 3%.

Exceptions to the above:

Most Common: Adam Having a Low or High Workload (i.e. $25k-$50k Lower Price from October-February or <$1,700,000 Contract Volume in Past 180 Days)

Based on demand of my time by others that I work with (i.e. higher than typical demands on my time), there may be times when I'm unable to handle those that would typically be in my coverage area based on price by a small margin.

Likewise, if I'm in low demand, there may be times when I'll be willing to go below my typical threshold for an area. The $150k-$175k locations shift to $125k-$150k and higher ranges shift to $50k below the above map. That amount may even exceed a difference of $50k from my typical, depending on my demand, the location, and the situation.

Buyer/Seller Paying Out of Pocket for Gap Coverage

Some buyers and sellers would really prefer to use me, even if it means paying for the difference in my minimum commission if a seller is offering an amount below my minimum commission for an area to cover any difference that the seller doesn't cover.

Buyers offering more:

3% is the median seller-paid commission for buyer's agents of single-family homes in SE VA. While some agents charge as much as 4% minimum buyer broker commission, my typical is only 2%, but if looking in an area lower than my typical for that coverage area, the minimum commission would be based on 2% of my minimum for the area. For instance, someone looking to purchase a home for $175k in a $200k zone could do a minimum commission of ($200k*.02) = $4000. If the seller offered a 3% commission, as the majority do for single-family residential in our area last I checked, the buyer wouldn't need to cover anything out of pocket in that scenario since it would be >$4k commission. If buying something for $50k in a $200k zone, and the seller was offering a 3% commission, the seller would pay for $1500, and the buyer would need to come up with the difference (another $4500).

Sellers offering more:

With my listing side commissions when sellers seek to sell in an area I wouldn't typically cover due to price, the pricing starts at the commission package offered for the listing side of the commission (not including the buying side), depending on what the seller is going to be priced at based on the baseline price of whatever area they're looking to sell in, what marketing package they'd like, etc. In the case of sellers, some discounts are possible at higher price points or based on volume. My greatest commission discounts are at the highest prices I serve (as much as another .5%, to as low as 2%). A seller selling in the same $200k zone at base 3% listing side commission (not including buy-side commission) for a property that closes for $175k could use me and pay $6k to the listing firm at closing for my company's side of the commission if they wanted my higher package offering (& $5250 to the buying side is what I would recommend).

Options for Referral from Me as an Alternative to Higher Commissions

Avoiding a commission higher than my typical by asking me for a referral:

Rather than paying me a higher commission, most buyers and sellers would prefer to use another agent. In those cases, I am typically happy to refer them to an agent who could help to suit their needs for properties $50k and greater. Here is a form for that if you'd like a referral.

Disclosure: I have a high opinion of my own service (details for buyers; details for sellers) when compared to other agents, & while I can typically find a "good" agent, typically won't be able to refer you to someone that I believe can serve your needs as good or better than I could as long as I have good MLS coverage for your area, particularly when it comes to the following areas even if I am referring you to an agent who has more experience than I do:

1. Gadgets/tools (physical & digital)

2. Detail-oriented: For instance, I'm not aware of anyone in the nation with a more thorough/comprehensive buyer property notes spreadsheet than me, & I would be very surprised if someone in SE VA had a more thorough offer spreadsheet than me. One thing I'll also sometimes go through with sellers is a detail comparison between me and other agents on identical properties listed at different times, with heightened details in many cases having very positive results on net price.

3. Highly educational process I go through in writing & in person on property

4. # of MLS available (5 as of 10/1/22)

5. Amount of negatives I can uncover for buyers I represent when representing buyers and for sellers I represent when representing sellers (for reference, I don't practice dual agency, so sellers can be relieved here). On at least one occasion, I pointed out more legitimate negatives than a home inspector. Since home inspector scope is limited (i.e. they may not include cosmetic items, and other potential negatives like a busy street or flood zones are beyond their scope), it's also highly beneficial to have a buyer's agent pointing out negatives. Since most sellers don't acquire a pre-listing inspection, I may be the only one to let them know some significant items that could be cost-effectively remedied at their home prior to sale.

6. Honesty

Non-Profits Making a Difference in Topics I'm Passionate About

There have been occasions where I have showed buyers properties who were involved in non-profits that I am deeply passionate about to directly benefit the non-profit. For example, one former client was a buyer looking for a property for a home for victims of human trafficking. In some cases with non-profits, I may be willing to make exceptions to the above.

If a Buyer is Looking in Multiple Zones

If someone is looking in multiple zones, wherever they close in with me is the zone that would apply. If they are looking primarily in a covered zone, but their purchase ends up being not in a covered zone based on the closed price, they would cover the difference in commission if any applies, as detailed in "Paying a Higher Amount than My Typical Commission". Alternatively, someone could look in lower-end zones with me, and zones that would be on my higher end with another agent through a non-exclusive right to represent buyer agreement.

Buyers Seeking Less than 10 Hours of Showings Including Travel Time or Willing to Have More for Additional Fees

If you'd like to do <10 hours of showings including my travel time in an uncovered price range area that's still covered by my MLS, you can do that, as long as purchasing a property of $150k or more, for a 3% minimum commission buyer brokerage agreement. The median amount paid by sellers was 3% in Hampton Roads among active listings on REIN MLS at a time when I checked in 2021, though the current numbers are no longer available due to MLS policy shifts & the NAR settlement; I suspect the average has lowered since then, though the median is hard to say without the numbers. If you pass 10 hours and you still haven't found something, you can extend for another 10 hours for $300 paid up-front, with unlimited $300/10 hr extensions. These fees would not count against Adam's minimum commission requirements. Showings within covered zones would not count against the 10-hour limit outside his covered zones.

Regions Served

A. Hampton Roads

• South Side

• Peninsula

• Middle Peninsula

B. Northern Neck

C. Greater Richmond

By "served" I mean available to serve under certain conditions, i.e. price points mentioned.

Cities/Counties Served

Locations served include the following:

Caroline,

Chesapeake,

Charles City,

Chesterfield,

Colonial Heights,

Dinwiddie,

Franklin,

Gloucester,

Goochland,

Hanover,

Hampton,

Henrico,

Hopewell,

Isle of Wight,

James City County,

King William,

King & Queen,

Lancaster County,

Mathews,

Middlesex,

Newport News,

New Kent,

Norfolk,

Northumberland,

Petersburg,

Poquoson,

Portsmouth,

Powhatan,

Prince George,

City of Richmond,

Richmond County,

Southampton,

Suffolk,

Surry,

Sussex,

Virginia Beach,

Williamsburg,

York County,

and beyond!

Zipcodes served

Zipcodes served include 23011, 23030, 23168, 23185, 23187, 23188, 23304, 23314, 23320, 23321, 23323, 23324, 23325, 23432, 23432, 23434, 23435, 23436, 23451, 23452, 23453, 23454, 23455, 23456, 23459, 23460, 23461, 23462, 23464, 23487, 23503, 23504, 23508, 23509, 23513, 23518, 23523, 23551, 23601, 23602, 23603, 23604, 23605, 23607, 23608, 23651, 23661, 23662, 23663, 23664, 23665, 23666, 23669, 23690, 23691, 23692, 23693, 23696, 23701, 23702, 23703, 23704, 23707, 23708, 23709, 23839, 23846, 23881, 23883, 23899, & more!

Towns Served

Amelia Court House

Ammon

Ashland

Aylett

Barhamsville

Battery Park

Blackstone

Bohannon

Boykins

Branchville

Bruington

Bumpass

Burgess

Callao

Capeville

Capron

Cardinal

Carrollton

Carrsville

Carson

Cartersville

Center Cross

Champlain

Charles City

Chester

Church Road

Church View

Claremont

Cobbs Creek

Columbia

Courtland

Crozier

Deltaville

Dendron

Dewitt

Diggs

Disputanta

Drewryville

Dunnsville

Dutton

Elberon

Ettrick

Farnham

Ford

Fort Eustis

Fort Lee

Fort Monroe

Foster

Glen Allen

Gloucester Point

Grimstead

Gum Spring

Gwynn

Hague

Hallieford

Hardyville

Hartfield

Hayes

Heathsville

Hustle

Irvington

Ivor

Jamaica

Jarratt

Kents Store

Kilmarnock

King and Queen Court House

Kinsale

Lancaster

Laneview

Lanexa

Little Plymouth

Locust Hill

Lottsburg

Louisa

Maidens

Manakin Sabot

Manquin

Mascot

Mathews

Mattaponi

McKenney

Mechanicsville

Midlothian

Millers Tavern

Mineral

Montpelier

Moon

Moseley

New Point

Newsoms

Newtown

North

Oilville

Oldhams

Onemo

Ophelia

Partlow

Port Haywood

Powhatan

Prince George

Providence Forge

Quinton

Reedville

Rescue

Rockville

Saint Stephens Church

Saluda

Sandston

Sandy Hook

Seaford

Sedley

Shacklefords

Sharps

Smithfield

Spotsylvania

Spring Grove

State Farm

Stevensville

Stony Creek

Surry

Susan

Sutherland

Tappahannock

Toano

Topping

Urbanna

Wake

Wakefield

Walkerton

Water View

Waverly

Weems

West Point

White Stone

Wicomico Church

Wilsons

Windsor

Yale

Yorktown

Zuni

Southside Subdivisions/Neighborhoods Served (Examples Only):

Chesapeake

Albermarle River

Berkshire Estates

Cahoon Plantation

Carriage House Estates

Cedarwood

Chapel Hill Estates

Chesapeake Colony

Cheshire Forest

Coopers Creek Manor

Culpepper Landing

Deep Creek

Dominion Meadows

Edinburgh

Emerald Forest

Emerald Greens

Emerald Lakes

Etheridge Lakes

Fairview Towns

Fieldstone

Flagstone Quay

Forest Lakes

Great Bridge

Greenbrier

Greenbrier Station

Greystone

Hanbury Manor

Hanbury Woods

Haven at Centerville

Hickory

Hickory Landing

Hickory Manor

Hickory Station Estates

Hunters Ridge

Jolliff Landing at Western Branch

Kemp Woods

Las Gaviotas

Martins Point

Miars Plantation

Mill Creek Harbor

Olahs Landing at Great Bridge

Parkview

Pleasant Grove

Ravenna

Riverwalk

Rollingwood Estates

Sanderson Estates

Sentry Estates

Shillelagh Farms

Southwood

Stonebridge Landing

Summerwood

Sweet Bay Plantation

The Preserve

Turnbridge Station

Vance Level

Viridian Reserve at Hickory

Warrington Hall

Western Branch

Wexford Square

Wilson Heights

Woodards Mill

Woodford Estates

Isle of Wight County

Benns Church

Benns Grant

Brewers Creek

Briarmeade Estates

Carisbrooke

Carrollton

Cypress Creek

Days Point

Eagle Harbor

Founders Pointe

Gatling Pointe

Grimesland

Lake Burnt Mills

Moonefield Estates

Raynor

Rushmere

Springfield Downs

Waterford Oaks

Wellington Estates

Windsor

Zuni

Norfolk

Algonquin Park

Bay Point

Camellia Acres

Downtown

East Beach

Edge at Azalea

Fairmount Park

Freemason Harbour

Ghent

Ghent Square

Highland Park West

Lafayette Shores

Lakewood

Larchmont

Little Creek

Lochhaven

Norview

Ocean View

Ocean View East

Poplar Halls

Riverpoint

Talbot Park

West Ghent

Wexford Terrace

Willoughby

Willoughby Beach

Portsmouth

Green Acres

Long Point

Mayflower Park

New Port

Olde Towne

Prentis Park

Siesta Gardens

Sterling Point

Swimming Point

Waterview

Woodland Park

Suffolk

Barrell Point

Belmont Park

Bennetts Creek Quarter

Bennetts Creek Landing

Bob White Landing

Bridge Point Farms

Burnetts Mill

Cedar Point

Chuckatuck

Eclipse

Edgewater

Governors Pointe

Harbour View

Harbour View Townes

Holy Neck

Lake Prince

Nansemond River Estates

Nansemond Shores

Old Town Suffolk

Parkside at Bennetts Creek

Pitchkettle Farms

Pughsville

River Club

The Riverfront

Riverside Estates

Riverview

Sleepy Point

South Suffolk

Strawberry Landing

The Landing at Bennetts Creek

The Preserve at Lake Meade

The Retreat at Bennetts Creek

The Riverfront

Village Pointe

Westhaven Lakes

Virginia Beach

Alanton

Alanton North

Aragona Village

Ashville Park

Back Bay Meadows

Bay Colony

Bay Island

Baycliff

Baylake Beach

Baylake Pines

Beach Borough

Birdneck Point

Blackwater

Brighton on the Bay

Broad Bay Colony

Broad Bay Point Greens

Buckner Farm

Cape Henry Shores

Cape Story by the Sea

Carolanne Farms

Chesapeake Beach

Chesopeian Colony

Chimney Hill

Church Point

Courthouse Estates

Croatan

Cypress Point

Enclave at Courthouse Landing

Estates on the Lynnhaven

Forest Hills

Glenwood

Great Neck Point

Green Hill Farms

Harbour Point

Heritage Park

Indian River Plantation

Kings Grant

Kingston Estates

Lagomar

Laurel Cove

Linkhorn

Linkhorn Estates

Linkhorn Oaks

Little Haven

Little Neck Cove

Lynnhaven Colony

Michaelwood

Middle Plantation

Munden Beach

North End of Virginia Beach

North Shore at Ridgely Manor

Ocean Park

Ocean Way Condominium

Oceans Condominium

Point Chesapeake on the Bay

Princess Anne Hills

Princess Anne Plaza

Pungo

Red Mill Farm

Rosemont Forest

Royal Grant

Salem Woods

Sandbridge Beach

Sandbridge Shores

Saw Pen Point

Shadowlawn

Shadowlawn Heights

Shorehaven

Thalia Acres

Thalia Shores

The Landings Condo

Thoroughgood

Trant Berkshire

Victoria Park

West Neck

Westin Residences at Town Center

Windsor Oaks West

Windsor Woods

Witchduck

Peninsula Subdivisions/Neighborhoods Served (Examples Only):

Hampton

Back River

Bellview Terrace

Buckroe

Buckroe Gardens

Downtown Hampton

Drummonds Corner

East Hampton

Farmington

Fox Hill

Hallwood

Hampton Woods

Holiday Park

Merrimac Shores

Michaels Woods

Newgate Village

Pine Chapel Village

Phoebus

Powhatan Park

Raleigh Terrace

The Pointe at Salt Ponds

Town Park on Briarfield

Wythe

James City County

Colonial Heritage

Fords Colony

Governor's Land

Greensprings Plantation

Greensprings West

Kingsmill

New Town

Stonehouse

Villages of Westminster

Newport News

Blount Point

Captain Johns Landing

Deep Creek

Hidenwood

Hilton

Hunters Glen

James Landing

Lucas Creek Park

Maxwell Gardens

Meredith Woods

Merry Point Estates

Museum Area

Riverside

Shore Park

Warwick on the James

Poquoson

Poquoson Shores

Powhatan Place

Poquoson West

Poquoson City Center

York County

Coventry

Historic Yorktown

Queens Lake

Marlbank

Olde Port Cove

Running Man

Williamsburg

Holly Hills

Shellis Square

Skipwith Farms

Walnut Hills

Wyndham Plantation

See additional regions and cities/counties above in "Cities/Counties Served".

Related:

• What Adam Offers Buyers

• Buyers Guide

• What Adam Offers Sellers

• Seller Guide