Selling? I list all listings for a fair fee!
ALL Listings 6% or Less!
I'm A PROVEN REAL ESTATE BROKER with MILLIONS IN TRANSACTIONS EVERY YEAR
ALL Sellers Receive Premium Placement & Enhanced Listings on www.Realtor.com -
Internet Links to Multiple Online Real Estate Search Sites
LOTS OF PRINT Advertising- Yes EVEN the NY Times!
FREE VIRTUAL Tours to ALL Listings
Buyers can Instantly SEE your property!
Sellers receive LOTS OF Web EXPOSURE, Print ADVERTISING & My Priority...
A DESIRE TO SERVE YOU WELL & Get Your Property SOLD!!!
Many Satisfied CLIENTS! Thanks for the great referrals!
I DO NOT Practice of DUAL or Designated Agency ~
I Do Allow other Realtors to place my listings (with note courtesy of ADK Realty) on their websites to offer you even more exposure. Working with a Realtor who we agree to share commissions with, You'll have HUNDREDS Of Realtors Working to Sell Your Property!
I feel I charge a fair fee for my commission. Many Brokers charge up to 10% because the property is commercial or vacant land. I charge 6% for ALL Property listed. Properties that sell in excess of $200,000 I am always open to discounting my commission to facilitate the Sale! You should be able to sell your house for a fair fee, and ADK Realty is happy to help you! I work hard for a fair fee.
Sellers You are in a great position to receive a top dollar for property in our area. Fulton Co and the surrounding area, is just beginning to be recognized and discovered. It is a really nice place to live or vacation in. Prices have not had a big decrease! While they have tempered, we have not seen the crashing prices & values that other States with huge inventories. We aren't over built!
Property values (especially on or near water) continue at a steady upward pace. Fine properties bring fine prices in a short time if priced & marketed properly. OUR MARKET HAS NOT CRASHED! We don't have the inventory or new construction in Fulton Co. Some sellers are taking drastic markdowns for quick sales.
Do you want to know what your property is worth?
There's never a charge for a Fair Market Assessment of your property or Current Market Analysis. You won't be pressured by ADK Realty, Sometimes I've talked sellers into Not Selling!
I bring my office (laptop) to you and discuss all your options. Or you can come to our office in Caroga Lake. and Yes It's Free! I'll show you what's happening in the market place. I'll Show you what has sold in your area, what is currently for sale, what has been on the market and for how long on the market. No Strings Attached. No threats if you don't list with me I'll bill you for appraisal. I hear Outrageous selling techniques!
There are buyers waiting for property and our values have stayed steady! You should receive the most return for your hard work and investment. Please call me 518-725-2357 or email: mel@adksrealty.com
YOU will ALWAYS have Representation With ADK Realty I don't wish to practice Dual/designated agency where NO one owes anyone anything! I am a Licensed Professional and proud of the hours of time and knowledge that I feel obligated to share with customers and clients, that's how I Earn my commission! I think dual/designated agency is 'intellectually dishonest'! It is ILLEGAL in many other States! It means Sellers & Buyers give up their rights to loyalty from their agents. That's right, NO ONE is legally required to be loyal! Caveat emptor! ADK Realty provides Undivided Loyalty to you Always! I won't change hats!
Significantly, by consenting to dual agency, you are giving up your right to have your agent be loyal to you, since your agent is now also representing your adversary.
"The Fiduciary duty of loyalty that your real estate agent owes to you, prohibits your agent from advancing any interests adverse to yours or conducting your business to benefit the agent or others."
I think Dual Agency is intellectually dishonest!
All parties to a Real Estate Transaction Deserve: Care, Confidentiality, Loyalty, Obedience, Accounting, Duty to Disclose.
The Law of Agency- 2007 & in 2008 NY State adopted a new "agency law" to help sellers & buyers better understand their relationship and the rights and obligations this relationship creates. Do you know what AGENCY means and the different types of agents that you will be legally vicariously liable for what ever they tell customers? SELLERS SHOULD KNOW WHAT & WHO THEY ARE LIABLE FOR: 2010 In its opinion, the Department Of State stated that National Association of Realtors was not correct on the law and that all licensees in New York
should be aware that it is the seller, not the real estate broker, who has the right to establish the amount and terms of compensation offered to co brokers, subagents and buyer’s agents. DOS also states that a buyer’s agent who is unable to make a counteroffer as to the amount of compensation offered by the listing broker places the buyer’s agent in the undesirable position of having to either abandon or be disloyal to his client and such coercion constitutes the tort of interference with a fiduciary relationship.
Most sellers don't know that sellers, are 'vicariously liable' for sub agents of the selling broker" for their conduct & sellers are legally responsible for what these subagents' customer believes! Everyone in the brokers office & other agents you don't know who act as your sub agent if you offer a commission to them.
Many Offices Suggest that Sellers PAY Sub Agents MORE Commission while increasing Sellers Risk! Brokers may be Exposing Sellers to Vicarious Liability for subagents and relieving themselves from any liability!
Why Should Sellers Take this Risk? Often it is complete strangers that want to be 'sub agents of the seller' because of the higher commission offered, This Could cost you the seller a lawsuit, not the List Broker.
Sellers are not liable for 'Buyers agents or Brokers agents' conduct unless the seller provides misinformation.
MANY AGENTS DON'T EXPLAIN agency, subagents of the seller & the liability issue it creates for Sellers, because they either don't understand it or maybe they are afraid if the seller does know more, they might not take the risk of listing with them!
NY State law allows agents with 15 years of active Real Estate licensing to NEVER take any educational updates ever again! WOW! 15 yrs licensed and then No education or updates ever again! (July 2008 law to change but still exempts 'old license's)
Yes this has caused serious problems for some sellers (and buyers). Unfortunately, there are agents with years of time (aka experience) licensed, yet they are not familiar with the changing laws that affect their clients legally. Some are still operating with outdated documents that don't even cover the various agency relationships and other new laws!
ADK Realty stays on top of the law and the real estate changes to protect clients. Interested in 1031 Exchanges?
Investment or Commercial Ventures? I completed all the pre-requisites, education, passed the exams to be a licensed appraiser only to learn: you don't need to be licensed to do appraisals in NY! So now I am a Unlicensed Appraiser!
ADK Realty can help you with answers!
Do you know the types of listing agreements available to you? Did you know you may terminate or withdraw your listing if your agent isn't working out? Of course every situation is different.
When selling, ADK Realty can give you up-to-date information on what is happening in the marketplace and the price, financing, terms and condition of competing properties. These are key factors in getting your property sold at the best price, quickly and with minimum hassle.
ADK Realty Really Does put the Seller's Interests First. ADK Realty offers competitive Commission rates to Sellers. ADK Realty also offers flat fees for specific services. You don't have to pay 7% - 10% anymore! ADK Realty is committed to selling your property for a fair fee. I want to put more money in your pocket. Being able to sell your property at it's fair market value and being able to offer discount commissions to make it happen! I sell over 90% of my listings myself, allowing me to truly work for you and to your advantage.
I am able to offer a reduced commission because I am very organized, have a sound business & advertising plan. I price property to Sell. I get the job done well and in the quickest & most efficient manner, why shouldn't you put more money in your pocket? If you desire, your property will be placed in 3 MLS systems for thousands of agents to offer to their prospects, all of the Realtors, Big & Small Companies will still be able to bring you an offer. I'm happy to help FSBO's sell too.
I list all listings at 6%, Yes, residential, commercial, camps, vacant land. ALL at 6%. I offer a fair, honest deal that is to YOUR advantage, I work solely for you. NO Dual or designated Agency. When you give up 'undivided loyalty' and engage in designated or dual agency common in big offices, you have NO ONE legally looking out for your interests. I feel it is 'intellectually dishonest" to participate in dual agency. I do not change hats, I remain a Seller's agent and work for you.
Unfortunately, I have seen sellers receive far less than they should have received and I have seen properties not sell because of over pricing & demands of high commissions. Earning commission should be about "earning" using plenty of marketing & advertising and knowing how to SELL all the while protecting my clients. My sellers have all been thrilled with ADK Realty's aggressive marketing strategy and ability to bring in buyers to the table, for a fair fee, providing them with the most money in their pocket.
NEED HELP???
ADK Realty helps ready your home & property for the market by offering tips on cosmetic updates, repairs etc. that will significantly enhance the salability of your property.
All multiple listings (with seller's approval) appear on REALTOR. COM. with enhanced listings that appear on top on the listing sheets. Your listing will be on my website (adksrealty.com) along with other internet and print advertisements.
ADK Realty markets your property to other real estate agents and the public. ADK Realty acts as the marketing coordinator, disbursing information about your property to other real estate agents through a multiple listing services or other cooperative marketing networks, open houses for agents, etc. ADK Realty knows when, where and how to advertise your property. Studies by the National Association of Realtors show that 82% of real estate sales are the result of agent contacts.
When you sell you may have capital gains tax, there is a way to lessen the tax! Use the 1031 Exchange. You can SAVE LOTS in Taxes! ADK Realty can help! You'll only have 45 days from closing to purchase and 're-invest' the profits. (180days for complete transaction) ADK can be your sellers agent and be your buyers agent all as a fiduciary client relationship strictly for your benefit. Consult your accountant for more info. I will stay on your side of the transaction working to Protect your assets and investments!
Sellers you should know all the facts before listing.
ADK Realty works for you to Close the Deal!
I am committed to putting the most money in your pocket, after all, it is your property.
I recognize that you deserve the most return for your investment. My job is to market & sell!
Even with the hundreds of agents that belong to the MLS, I sell OVER 90% of my listings myself allowing me to put more money in your pocket! I offer unique real estate services and am able to set my own fees and operate in manner that results in closed deals and happy clients and customers!
When a property is marketed with ADK Realty I will pre-screen all prospective buyers and will accompany or allow other Realtors with qualified buyers through your property. ADK Realty is a member of the Fulton County Board of Realtors & MLS, The Greater Capital Region MLS, and the Warren County Board of Realtors & Warren County MLS. You will have thousand's of agents & all the Realtor companies working for you! ADK Realty allows other 'Realtor' Companies to place your listing on their websites to market your property too! Some companies do make my listings look like theirs but exposure is the best marketing you can get. I say put it out there! In all cases, you can decide, it is your property!
ADK Realty will help you objectively evaluate every buyer's proposal without compromising your marketing position. I'll help write a legally binding, win-win agreement that will be more likely to make it through the process. ADK Realty can help you through all phases of the selling process until the day of closing. You'll have someone on site for showings, the appraisal, inspections, as well as the final walk-thru and help resolve any issues that arise to keep the transaction moving towards closing.
List with me and you'll get: Over 10 years of successful Real Estate Experience working for you along with a Computerized market analysis of your property detailing a fair market assessment of your property. Your listing will be in several MLS-Multiple Listing Services, with links to many newspapers and other internet search engines to get your property noticed. It will appear in Local Advertising such as a monthly ad in the local "Welcome Home" magazine, as well as other National & Local Specialty Real Estate ads specific to your property. If needed a "Broker's only" open house will be held, a yard sign with flyers for the public to gain instant information. I provide great communication with Sellers, all phone calls are returned promptly, I will work with all Realtors to get your property out in the marketplace and work hard to get it sold.
I stay very current with the law. I am always seeking more knowledge to better serve my clients and to stay abreast of the changing laws. I enjoy learning and take educational courses more than my 22.5 mandated hrs. I am shocked NY has a '15yr rule' allowing zero updating or mandated education when laws change. I have unfortunately seen 'experienced agents' violate agency & other real estate law largely because of this 15yr rule. Sellers should chose their agent/office carefully, you are entrusting them with a lot of responsibility. You are also paying a decent fee for professional abilities! I serve on the Town of Bleecker Board of Assessment Review and am happy to help with tax grievance issues!
FSBO's ARE YOU FOR SALE BY OWNER? Going it alone can cost you time & money, ADK Realty will work with you by the hour or for fixed fee or percentage to help you sell your property! ADK is happy to offer different levels of service for homeowners who are selling themselves. You can still be in MLS and sell it yourself!
Do you know the types of listings? There are Two types of Listing agreements you must sign and acknowledge that you understand the terminology:
EXCLUSIVE AGENCY Listing means that if you, the OWNER of the property, find a buyer you will not have to pay a commission to the Broker. However, if another Broker finds a buyer, you will owe a commission to both the selling broker and your present broker. With less protection for the listing broker you will usually receive less services. Perfect for FSBO's, a limited service listing!
EXCLUSIVE RIGHT TO SELL: listing means that if you the Owner of the property find a buyer for your house, or if another Broker finds a buyer, you must pay the agreed commission to the present Broker. Perfect for sellers wanting Maximum Exposure least amount of work! You should receive the Most Services! ADK Realty Goes Above & Beyond for our exclusive right to sell listings!
Watch out of fast & smooth talking listing agents that barely touch on agency & the types of listings offered, treating it all as business as usual and no big deal, nothing to worry about attitude. It is a BIG DEAL! Big commissions could be 'required' to help offset very expensive Error & Omission insurance policies when things go badly. (The Dept of State website posts court actions and violations by real estate agents & RE offices for the public to check). As a principal in a real estate transaction, you should always know that you have the right to be represented by an agent who is loyal only to you throughout the entire transaction. Yes, sellers can withdraw listings, procure their own agent at any time. You owe a commission if you signed a contract and they brought about the sale. Unsure? See your attorney before you sign!
Here are excerpts from the State: 'When you employ a real estate broker or sales person as your agent, you are the principal. "the relationship of agent and principal is fiduciary in nature, founded on trust or confidence reposed by one person in the integrity and fidelity of another.' (citation omitted) Included in the fundamental duties of such a fiduciary are good faith and undivided loyalty, and full disclosure.
Such duties are imposed upon real estate licensees by license law, rules and regulations, contract law, the principals of the law of agency, and tort law. (citation omitted) The object of these rigorous standards of performance is to secure fidelity from the agent to the principal and to insure the transaction of the business of the agency to the best advantage of the principal. (citations omitted)." (You give this up with Dual/Designated agency relationship.)
YES IT'S CONFUSING But it's apparently the most Common Reason People Get Upset in Real Estate- They don't 'really' know who is working for who!
Subagents: Subagents of the seller. Such as All of the other agents in the listing office whom automatically become your sub-agents, also other agents, and realtors via MLS, that you offer compensation to and allow to show & sign on as your sub-agent. You the Seller are vicariously liable for the conduct, words & actions of these "sub agents of the seller", Buyers are "customers" you the seller are their 'client'.
Even though you nor your listing agent/office have any control of them, or any knowledge of what they may say about your property you can be held liable for their conduct, words or actions! (ADK Realty has no sub-agents in office)
Since it has traditionally been the only type of agency offered in upstate NY & benefits agents and in house sales, Most real estate companies pay more commissions to 'sub agents of the seller' even though it opens the seller & listing office to more risk. Most agents like being selling agents, they make more money and have less risk, it's perfect for in-house sales, generates more brokerage income and it usually leads to dual agency (see below) which then allows the broker/agent to further their own interests and by definition work against you!. The agency relationship usually is created by a listing contract.
ADK Realty does not change agency relationships.
Sub agents or Seller's agents can't legally ask buyer customers about their income or do their own pre-qualification, can't legally get much detailed information on their finances etc. Since they are required by law to alert buyers that they do report all info gained to the seller. Sub agents of the seller may have unqualified lookers and more deals that may fall through because they are not told penitent details by the buyers. ADK Realty explains in detail the pros and the risks involved, but in light of the vicarious liability, not offering sub-agency does make sense to many of ADK Realty sellers. If you do choose to offer sub agency, ADK Realty attends All showings to help minimize exposure for my sellers.
ADK Realty does not simply 'hand out the keys'.
Brokers Agents: As part of your real estate negotiations with a real estate agent, you may authorize your agent to engage other agents whether you are a buyer or a seller. As a general rule, those agents owe fiduciary duties to your agent and to you. Sellers are not vicariously liable for their actions, just the listing office is. Many offices do not offer Broker agency. ADK Realty does offer Broker agency by appointment.
Buyers Agents: Are agents hired by the buyers to work solely on the buyers behalf. You the Seller and the listing broker are NOT responsible for their conduct unless having provided the misinformation. Since this is new to most upstate NY Brokerages, most NY Real Estate offices shun and offer a lower commission split to buyer agents. As a seller's advocate (and I work as a buyers agent here & I practiced buyer agency in Palm Beach FL) I find the reasoning unsound. I feel if you want to sell your property with the least amount of hassles it's appropriate to offer the same (if not more) commission to a buyer's agent vs. a sub-selling agent. Buyer agents should have and more often do have a ready, willing and able and knowledgeable buyer. Buyer's agents have all the responsibility to verify and be liable to their buyer clients. Seller's agents can't legally ask buyer customers very much about anything, can't ask income or do their own pre-qualification, or get any detailed information on their buyer customer's finances etc. Sub agents of the seller often have unqualified lookers and more deals that may fall through. Buyers agents and their clients are working towards the same goal as the seller! ADK Realty gladly works with buyer agents, it offers both of us less liability in this 'sue happy society'. And yes ADK Realty is on site for buyer agent showings as well! What if one of my buyers wants to buy my listing? When I list your property I'll explain to you how I legally work with buyers without practicing dual agency! ADK Realty never changes hats!
Dual - Designated Agents: The State cautions against practicing this type of agency. Agency relationship can be problematic for sellers who list with big offices that 'bring in the buyer' & working with agents showing their own (office) listings. The State allows the listing office to designate an agent for each party or a sole agent may act as a dual agent with full disclosure to all parties. Sadly it's still caveat emptor and as dual agency/designated agency are gaining popularity, you should choose your agent carefully and be as knowledgeable as possible. A designated agent/dual agent must have a signed acknowledgement confirming both parties understand that they are giving up their right to the agent's undivided loyalty. A sole agent who with informed signed consent from seller and buyer acts as a dual agent, by definition they can not provide full range of fiduciary duties to the buyer and the seller. They must cancel their prior fiduciary relationship they held with one of the parties.
The Fiduciary duty of loyalty that your real estate agent owes to you, prohibits your agent from advancing any interests adverse to yours or conducting your business to benefit the agent or others. Significantly, by consenting to dual agency, you are giving up your right to have your agent be loyal to you, since your agent is now also representing your adversary.
Once you give up that duty of loyalty, the agent can advance interests adverse to yours. Yes, they can then work to their own advantage. For example, once you agree to dual agency, you may need to be careful about what you say to your agent because the information you give him or her may be used in a way is adverse to your interests. (Your listing agreement will dictate what your responsibilities are)
Your agent's fiduciary duties to you need never be compromised. After reading many legal discussions regarding dual agency, ADK Realty does not wish to practice Dual/Desginated agency. I personally feel it puts sellers & buyers at a huge disadvantage. I practice Real Estate with honesty & personal ethics devoted to providing Excellent Service to my clients. Dual agency allows the Broker to put their needs first, a total contradiction to what you the seller employed your agent to do. You the client should ALWAYS come first.
See my buyers page on how I work with buyer customers wishing to contract on ADK Realty listings. To your benefit Selling agents LEGALLY must provide you with all material facts affecting the value of a property listed by ADK Realty- I share everything!
HOW MUCH COMMISSION SHOULD YOU PAY? I work hard for you and can validate my fees. I feel 6% is a fair fee. Commissions are usually are split between the Listing agent and the selling agent. You have a right to know how much and too whom! As Realtors, we agree to utilize for a fee, the multiple listing system and agree to cooperate and compensate at least one of the types of agency relationships listed above to our fellow "Realtors". Your listing agent will charge a percentage and will then offer a portion of the total commission to other Realtors (and if you agree, to cooperative licensed non-realtors who bring about the sale). It should be your choice whether or not to pay an agent who you probably don't know, never have met and have no information on their business practices. It should be your choice since you will be assuming vicarious liability for the conduct of some of these types of agents. Great Selling Brokers work hard and definitely deserve to be paid a fair fee for services. But learn what services you will be entitled too for a fair fee. It is expensive to operate a quality office, I have a break down of how much time/money an average listing costs as part of my listing package.
But to give you an idea, Here's where my most of my earnings go. I love my job, It's so rewarding and I thank ALL My customers & clients for helping me be successful! I'm very happy to work as a licensed Realtor and Appreciate my commissions earned.
- EXPENSES involved I have to "back out of earned commissions:
- State mandatory classes to become a Realtor
- State mandatory fees renew license
- State mandatory educational course work
- Advertising
- Broker % of commissions paid out
- MLS fees ADK Realty is member of 3 MLS & 2 Realtor Boards
- Local board fees
- Enhanced listing fees
- Car payments
- Car gas
- Car insurance
- Car maintenance
- Cell phone(s)
- Computer usually laptop
- Fax lines
- Lock box
- Office Supplies
- Web connection fees
- Website host provider
- Yard signs
- Flyers-print materials
NOTE: This does not include my own personal expenses mortgage, utilities, food and additional expenses.
ADK Realty's listing documents allows you the seller to chose who you will pay and who you will be liable for. ADK Realty office policy, Your property will be available for all other agents to show/sell but if ADK Realty brings the buyer to the table in less than 30 days I will discount my fee! I love what I do and will never be greedy I'll always be charging a fair fee for great services! Many of my listings have gone under contract in under 30 days, and like many of my Seller's you will be pleased with my fairness, honesty and ability to put deals together! I love to match people with properties and I'm happy to sell your property for a fair fee. It's your Property, You should make the most! Please call me to discuss your personal selling plan! 518-725-2357.
As you know, when selling a property you will be responsible for fees, depending on how the contract is written either party could be responsible. Every contract is different, but ADK Realty will be looking out for you my client and explain the options and documents to you. Of course your attorney will always be asked to review every binding contract.
Closing costs: Some of the typical expenses you will probably incur in selling a piece of property are: Abstract of title, Tax search, Deed Tax Stamps, Tax adjustments, Attorney's fee, Real Estate Commission. The Contract of Sale can change who pays for any one or more item.
ADK Realty will help coordinate all of the above including transfer of utilities, reminders for closing and be there with you until the day of closing!
Here's what some of my Happy Seller's have said:
"Thanks for the great job selling my property, you went above & beyond"
"Wow, you sold our home in the middle of winter when others said no way. Great marketing, thanks for your help."
"Thanks for selling my house, you have the personality, and smarts to be successful"
"Thanks for the repeat client discount! You did everything you said you would, Terrific service."
"A large Corp. listed our property last summer, never showed it once, ADK Realty listed our home and sold it in 20 days! And discounted our fee!"
"I needed help, you were there and worked for a flat fee that saved me thousands, thank you
This is meant to provide general information so that you will have a better idea of the process of selling real estate. Each transaction has unique circumstances which require individual consideration.
