Frequently Asked Questions
90% of buyers are searching for homes online, without a realtor. Technology changed the Real Estate sales process.
1. Who is behind Abode1?
The Abode concept was created by experienced real estate professionals that have been in business since 1980. The Fernandes family has owned and operated The Oxford Group of companies, a real estate development, general contracting and brokerage conglomerate, for the past 50 years. They have seen the complete transformation the brokerage business has taken due to advances of technology. Marcelo Fernandes, as the licensed broker, has created Abode1 to allow any owner of real estate to sell their properties by taking advantage of all the tools and marketing forces available at a fraction of the costs.
2. Why sell through our platform?
Our platform is the number one selling platform in the industry – The MLS. We maximize exposure of all our listings via the MLS and many privately owned real estate web-based marketing companies such as Zillow, Trulia, Redfin, Realtor.com and almost every Broker or Agent website that is linked to the MLS.
3. What is an Abode1 Virtual Real Estate Agent?
4. Is ABODE1 another “For-Sale-By-Owner" real estate company?
Abode1 is NOT a For-Sale-By-Owner platform. Most For-Sale-By-Owner platforms don’t offer top realtor-level marketing tools, support from a realtor agent, or an MLS listing for a 1% fee —Abode1 does. Our platform is the only one that offers sellers every marketing tool used by top realtors in Florida, including the MLS, Zillow, Trulia, Readfin and Realtor.com. In addition, we’ll create professional photographs, professionally designed and printed brochures, signage, plus many more tools. However, you’ll only pay 1% commission, instead of the typical 6%.
5. How can you offer your services for so much less?
Our marketing tools are purchased in volume, we do all the back-office work, supply all the tools you need. The fees are reduced as you will need to do some of the leg work of taking the prospect calls and showing your home – but you will be compensated generously. We have all the tools and services available to assist you throughout the entire process.
SELLING DIRECT TO BUYERS
1. Where will buyers find my home?
As about 70% of buyers find their home searching the internet, your home will get maximum exposure on the world wide web. Your home will be placed on the Multiple Listing Service (MLS, which Abode1 pays for) for maximum exposure utilizing all its cooperating marketing partners. In addition, Abode1 will boost your listing on all the major real estate sites such as Zillow and Trulia by making sure the listing information is fully populated and confirmed. Every private real estate website that is linked to the MLS will pick up your listing.
2. Why sell direct to buyers?
Why not cut out the middle man if no valuable service is actually being offered? Abode1 will assist you with all the tools and partners you need to successfully negotiate and contract directly with the buyer and reach a successful closing.
3. Can I sell to a buyer who works with a realtor?
Yes. If the buyer desires to work through their realtor then, as the owner of the property, you can deal directly with their chosen representative.
4. Do I need to pay a commission to the buyer’s realtor?
If a realtor brings you contract offer representing a buyer, you can negotiate all the terms and conditions you deem appropriate. Negotiating the amount of their commission could be part of this process. With Abode1 you are not contractually obligated to pay the standard 3.0% buyer broker’s fee as most other listing agreements require. You get full control to determine what you believe is the fair market price for the services rendered.
5. Can I sell a home that is already under contract?
No. Once you accept a contract to sell your home then you need to comply with all the terms and conditions of that agreement. This is referred to a pending sale status. You cannot accept another sales contract during this period unless it is a back-up contract.
6. Is selling direct riskier than selling through a traditional realtor agent?
No. Abode1 will assist you through the entire process. You get all the advice and support needed to properly sell your home. We give you access to all the standard FARBAR contract. The Florida FAR-BAR contract is a standard form agreement developed cooperatively by The Florida Bar and Florida Association of Realtors. The FAR-BAR agreement is utilized to facilitate the sale of real estate in the Sunshine State. As a result, the contract contains many of the same provisions typically found in other standard real estate agreements used in Florida. You get all the benefits and protection from these forms and contracts used by the best agents in the industry.
LIST MY HOME
1. Is listing our home with Abode1 a binding contract?
Yes. You will sign a standard FARBAR listing agreement with Abode1.
2. Will Abode1 provide all forms needed to properly sell my home in Florida?
Yes- all forms and support needed to get you from a listing agreement to a successful closing.
3. Are there any fees besides the all-inclusive 1% fee?
No. Abode1 does not charge any other fees.
4. Is Abode1 my listing agent?
5. Will my information be publicly available?
Yes. All items listed on the MLS listing will be posted to all public venues. Abode1 will be the listing agent. The contact person and number you provide to show your home will also be made available to the public.
PRICING MY HOME
1. Will you show me comparable properties and help me price my home?
Yes. Abode1 will supply you with a detailed comparative market analysis to properly assess the market value of your home.
2. Where do comparable properties come from?
We will research the data from the MLS to secure the most comparable homes that are currently listed for sale and those that have recently sold.
3. Who decides the listing price?
Our comparative market analysis will produce a value range for your home. From this range in value we will suggest a listing price and an estimated target selling price.
MARKETING MY HOME
1. How does ABODE1 market my home?
Abode1 fully utilizes the most advanced digital marketing platform in the marketplace today via the Multiple Listing Service (MLS). In addition, we verify and confirm the listing on the major real estate search sites such as Zillow, Trulia, Redfin, and others. This will ensure your listing is populated on all searched and map views of all real estate sites, private and public, that source information from the MLS.
2. Will it appear on Zillow, Trulia and other major realtor platforms?
Yes. These sites, as well as most all private and public real estate broker and agent sites, all source their information from the MLS database. Abode1 will verify and confirm with the major sites that your listing is populating properly.
3. Will my listing include photos, brochures and other materials to sell my home?
Yes – Just like any top-quality broker or agent, Abode1 contracts with a professional photographer to capture the best views of your home. These photos will be used by our digital marketing experts to create a brochure. We will print and deliver to you 100 copies of this brochure for your use printed on heavy stock paper. A professional yard sign will also be installed on your property that comply with local zoning sign ordinances.
4. Are all marketing tools included in the 1% fee?
Yes – all marketing tools are included in our fee. These include the following:
- Professional photography
- Floorplan created
- Digital brochure
- 100 printed brochures on heavy stock paper
- Professionally designed yard sign installed on your property
- Create an MLS listing and upload onto the system
- Verified listing compliance and populating on the major real estate search sites
- Digital virtual tour video created
SHOWING MY HOME
1. Will an ABODE1 agent show my home or be with me during my Open House?
Abode1 standard services does not include an agent to perform showings or open houses. We do have a concierge service available that offers many services at an extra cost.
CLOSING & CONTRACTS
1. Do I present contracts to the buyer who is interested in making an offer?
No – As a Seller you will be presented with contract offers from the Buyer or their representative. Abode1 can review these contract offers for you if desired at no extra charge. Abode1 also offers a referral program of certified attorneys that can review contracts and represent you at a closing for additional costs if desired.
2. What if I don’t like their offer?
As the Seller you are never required to accept any offer. You have the option to decline the offer or submit a counteroffer. Abode1 can review and advise you on how to proceed as part of our service.
3. Who will do my closing?
Usually the closing agent is chosen by the Buyer. Abode1 can supply a list of certified closing agents or attorneys that can assist you with the Seller documents required to close.
4. What if I decide not to sell my home?
Abode1 standard listing agreement is for 6 months. If your home is not sold in 6 months, then the listing contract will expire. No additional fees will be due to Abode1. If during the listing agreement period you are presented with a contract offer at the full listing price and you decide not to accept it, then the balance of the commission fee will be considered earned and due to Abode1.
MULTIPLE LISTING SERVICE (MLS)
1. What is an MLS listing?
The MLS is a national database used by a majority of real estate brokers to list all the properties they are marketing for sale or rent. It is the industry standard listing, used by all realtors nationwide. The MLS service also has international exposure via numerous partnerships with real estate organizations of many other countries. The MLS is by far the number one source responsible for bringing buyers and sellers together. Listing information in popular websites such as Zillow, Trulia, and Realtor.com is provided by the MLS.
2. Can I get an MLS listing without a realtor?
No. MLS membership and access to their database is only available to brokers and their agents that are licensed real estate professionals. A property owner can only list on the MLS by signing a listing agreement contract with a Broker that subscribes to the MLS.