Unrepresented Buyer Expectations on Listings
- Adam Garrett
- Jun 3
- 4 min read
Updated: Jun 9
Below I relate what unrepresented buyers should expect when seeking to see and make an offer on my (Adam Garrett's) listings.
My Availability for Showings
I'm typically available for appointments starting on or after 11 AM & finishing by 4 PM Monday-Saturday. I can often pay for another agent to show you my listings if you'd like to consider an unrepresented purchase at times when I'm unavailable or I can refer you to another agent to act as your buyer's agent.
Close to my community in Governor's Pointe in Suffolk, my availability can often be stretched to as early as 10:30 AM and finishing by 4:15 PM. Conversely, if I'm listing a property in Northern Neck, west of Richmond, or another distant location (especially during high traffic times), those typical hours when I'm available are reduced.
Showing Community Amenities
If you'd like me to show you community amenities within the neighborhood, please let me know in advance so that I can budget my time accordingly, and in some cases, get the necessary access to community spaces.
Related:
Offer Deadlines Within 1st Week of Listing
Typically there is an offer deadline within the 1st week that Adam lists a property, and typically that's around 7 PM on Monday or Tuesday after a Thursday listing date. As he relates in his article on the subject, he typically recommends that buyers he represents still see properties after there are offers on the table as long as they can do so prior to the offer deadline with time to get an offer in within the time frame needed.
Related:
What to Look for Online
Adam's listings include a Matterport 3D tour, area amenities typically with captions, & much more.
Can Adam be my Agent?
Adam does not practice dual agency, where a buyer and seller have a transaction facilitated by the listing agent, who seeks to act as an impartial party. That practice is so problematic that while legal in VA, it is not legal in certain other states. It is not even an option at his firm except with management approval on a case by case basis (i.e. friends buying/selling from each other).
While a conflict of interest on Adam's own property, if you rule a property that Adam has listed out, Adam is also a buyer's agent for buyers.
Related: What Adam Offers Buyers
Drone Requests
One relatively unique element of Adam's showings is that he can sometimes accommodate live drone footage requests (recorded for video showings), and that is especially true on his own listings where sellers have given him authorization to fly his drone.
How Would an Offer Work as an Unrepresented Buyer?
I go over some of the offer basics on my article on the subject. If Adam is facilitating an offer, an option is to work with him as an unrepresented buyer to make an offer, typically via Authentisign, which is somewhat like Docusign. If you do that, Adam will charge the sellers 1% additional commission, so you can have a competitive advantage in that respect often vs offers made by buyer's agents, which are the most common offers.
While price, closing cost assistance, and method of purchase (i.e. cash or financing) are some of the top factors, some relatively common elements (depending on the market) of winning offers in multiple offer situations include:
Snacks/Drinks & Shoes/Footies
While it depends on the listing marketing package that the seller selects, in the majority of cases:
There are snacks and drinks available for those touring the home.
There is a request for prospective buyers to either use footies or to take their shoes off.
Video Showings
If you'll be seeing a home via video, see my article with tips for video showings. If you'll be watching a recorded video, see Viewing Photos & Video on Google Drive.
Resources for Different Buyer Scenarios
Related:
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