Hi folks. You’re not going to like this. Go do a Google search for “House for sale (in your area)”. As you can see a little search window  for Google Base pops up in the number one position!!!!

There ain’t no way in heck to compete with this. Google must have just launched this over the last day or two as it wasn’t there the last time I checked.  

I just noticed this and needed to post about it ASAP. Does anyone have any information on this?

All I can say is…..Holy Crap!!!! What say you?

Ethics Is As Ethics Does!

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

I used to be a big dog!

Have you ever been accused of being unethical? I have. In fact, I’ve been accused many times. In ALL cases they were wrong. Here are some of the practices where I have been accused of being unethical. 


  • I received a larger check than the selling agent at closing. I actually had a Broker threaten to sue me over this!! 
  • A Seller, who was currently listed, called me and I met with them and took a post dated listing. 
  • I won’t show a listing that has a less then adequate co-broke. AND…I’ll tell my Buyer this. 
  • A Seller, who was currently listed, received a solicitation from me by mail. 
  • A Seller, that was listed with one of my competitors for property management, called me to list their house for sale and I did. 
  • My practice of “Range Pricing” has been called unethical so many times I’ve lost count. 

Accusing someone of being unethical is a very serious matter. I’ve actually seen it many times here on ActiveRain. I’m sure you have too. Someone writes a “rant” about another REALTOR® and accuses them of being unethical when the reality is they are wrong, very wrong. 

Here’s something that may help: 

  • In filing a charge of an alleged violation of the Code of Ethics by a REALTOR®, the charge must read as an alleged violation of one or more Articles of the Code. Standards of Practice may be cited in support of the charge

That came directly from the CoE. So wouldn’t it make sense than whenever and wherever you accuse someone of a CoE violation that you back it up by citing the applicable Article? Maybe, just maybe, by having to research the CoE, to find the violation, you’ll find out there was NO violation. 

Folks, just because you feel something is wrong or you have been mistreated does not in anyway mean something is “unethical”. If you are going to play the “unethical” card you best make sure you know what you are talking about or it may just come back at you. Make sense?


My respect for Buyer’s agents has increased tenfold!

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Where's the house?

If you’ve been reading my blog then you know that I have recently been working with quite a few buyers. One thing this has taught me is……I’M AN AWESOME LISTING BROKER!!!

Here are a few observations from the other side of the fence: 

  • Most of the homes I have looked at were disgustingly dirty. 
  • It is VERY difficult to get showing instructions. 
  • Does anyone EVER answer their phone? 
  • Don’t you think you should mention the Rottweiler? 
  • Same with the security system. 
  • Why does it take me 3 days and 5 tries to confirm receipt of an offer? 
  • Why in the world would you have me call your Seller for access? (I think I’ll be getting a couple of listings from this). 
  • I MUCH prefer working with Sellers.
  • I truly value the job you Buyer’s agents do. 

Much to my surprise, it’s NOT the Buyer’s driving me crazy it’s the listing agents.  OK…..those are just a few thoughts I had today. What are yours?

How to sell a house and make $84!!! Or NOT.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Poinciana Foreclosure 407-873-2747How to make $84 on a real estate transaction.

First,  you specialize in selling REOs and foreclosures in Poinciana Florida. Then you get leads from a partner, out of the country, who gets paid 1% of the purchase price. Next, you get one of these leads wanting to submit an offer of $28,000 on a property listed at $42,900 and offering a 2.5% co-broke. Finally, you have one of your agents get involved who is on an 80% split. 

  • It looks like this: $28,000 X .025 = $700 – $280(referral) = $420 – 80% ($336) = $84!!! Oh crap!!! I forgot to add in the cost of E & O, communications etc…. 

Folks we are talking big bucks here!!!!! $84 to the Broker. That’s me by the way. So what do you do? Well you blow the deal out of the water. 

Hi Low Baller, 

This property is being offered for sale as a short sale. According to the info in the MLS the short sale price that the bank has approved is: 



It seems like this agent is using the asking price of $42,900 as a “teaser” to draw attention to the property. This means it is getting ready to be foreclosed on. The odds of the lender accepting a price of $28,000 are none. However you may have a shot at around $40,000. Banks have guidelines when it comes to a short sale. They can go no lower than about 92% of true market value. The true market value of this property is about $55,000 to $60,000. These restrictions are placed on them by the mortgage insurance companies who are insuring the loss against foreclosure. 

Once a property is foreclosed on it will be priced a tad below market value. In my area a foreclosure will sell for 95% to 97% of asking price. But bare in mind these properties are already priced below fair market value. 

Here’s an article about purchasing foreclosures that I wrote that will help explain the process. 

If you are still interested in making an offer please complete this form and send over a copy of a bank statement showing proof of funds. I will then complete a purchase offer agreement and send it over for your signatures. Once everything is received back from you I will be able to submit the offer to the sellers’ agent. I hope this helps. END

OK let me guessBut Broker Bryant…..I don’t care about the commission. I never even look. I’m here to look out for my client’s best interest.”

I know….I can do volume!!! There’s a lesson in here somewhere. What say you?






Sell Poinciana Real Estate Poinciana Real Estate Poinciana Real Estate Poinciana Real Estate Agent

Copyright © 2009 http://www.brokerbryant.com/ | All Rights Reserved  


What do Buyers think of a Buyer’s Broker Agreement.

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

407-873-2747I wrote a post on Buyer Broker’s Agreements a while back and lo and behold, the consumer showed up. Here are the comments that a Buyer left on my post. So this is just a reminder to be careful what you say and write. Unless it is a “Members Only” post the consumer can and will find it and read it. So don’t get caught with your pants down. Also, I thought his comments from a consumer’s perspective were excellent and sad. So read away. His comments are not edited in any way.


I read your post concerning BBA’s and I am in total agreement; and I’m a BUYER, not an agent. However, allow me to share why I find myself forced to consider carefully the terms and length of the agreement. I am a buyer who recently sold his house and am looking for a house to enjoy my retirement and will pay cash. You’d think agents would recognize the opportunity, but that’s not been my experience on multiple occasions. I had all the conversations, submitted my financials as a show of good faith that I do, in fact, have the cash, and thought I found an agent who would actually get up off his butt and work. Nothing was further from the truth……search was limited to emailing MLS listings……no response to an questions and requests for add’l information…..nadda….zilch. After a while I “fired” him and moved on. I contacted another agent and went through the same scenerio……only this one did less. You guessed it; “fired” her as well.

I thought I’d change my approach and contacted an exclusive buyer’s agent. His services include driving around and use of the MLS. Oh, he would consider knocking on the door of a FSBO if I insisted and, get this, would *possibly* help me sell my house if I chose to do so down the road…..*IF* I turned out to be a quality person of considerable character; otherwise, I, as he put it “Wouldn’t get his help at all”! I sent him a polite email declining his services but he keeps emailing me saying he, as he put it in the last one, “Can do everything but walk on water”. Now, before anyone asked what rock I found these people under, let me assure you each one has the “alphabet letters” after their name because I thought that would indicate professional service……wrong.

If it were not for the fact these experiences are in more than one state and more than one city, I’d say I just had a run of bad luck or I’m a poor judge of competency.

So, buyer’s agreements are great, IF you, as the agent, actually fulfill your end of the deal. Please make sure you do and don’t waste a qualified buyer’s time and money.

From this point forward, any buyer’s agent has to prove themselves FIRST before whipping out an agreement. In the meantime I’m going to milk as much information as possible from all the agents who “talk the talk” and then see what I come up with and who will represent me. You, as agents, have to watch out for your best interests; please allow me the same courtesy. Appreciate the opportunity to share my experience


What say you?


OK folks. Saturday the June 20th come listen to Jennifer and I. I think we should call this show “Stump the Broker”. What do you think? Come give it your best shot.


Via Jennifer Allan, Author of Sell with Soul (Sell with Soul):

If you follow my blog, you’ve seen one or two (or three or four) references to the Summer of Soul – which is a series of real estate-related teleseminars hosted by Yours Truly that run throughout the summer. I’m charging a few bucks for it, not too many ($49 for the package), but enough to make you pause and ask yourself if it’s really worth it. At least, I hope you do because I’m the last person who would tell you to throw your money away these days!

Anyway, I’ll let you judge for yourself – below is the final schedule of events. We kick off tomorrow and run through Labor Day. All sessions are recorded, so don’t think you have to cancel your summer vacation if there’s a conflict. If it looks good, you can register here: www.sellwithsoul.com/sos-seminar-series.html.

Summer of Soul Seminar Series Schedule

Saturday morning, June 6th
Introverts are Salespeople, too!
An interview with Master SOI’er and proud introvert, Susan Haughton. Susan has never cold-called, door-knocked or even so much as asked for a referral… and she’d die laughing if you suggested she do such things. Yet she enjoys a successful career without ever venturing out of her comfort zone. (included in the Summer of Soul package – enroll here)

Saturday morning, June 20th
Q&A with Broker B
This will be fun! Broker Bryant Tutas will join us for a 90-minute Q&A where he’ll answer all those burning questions you have about his successful business model (hey, this is a guy who charges a retainer fee to BUYERS!), and how he got to be “Soooooo Good-Looking!” (open to the public, enroll here)

Tuesday evening, June 30
Have More Fun and Sell More Real Estate! 
Contrary to how it might sound, this is not a silly little filler program – no, FUN is serious stuff! If you don’t enjoy what you do, most days anyway, you’ll fail. Our goal is to help you identify what’s fun for you (and what isn’t), so you can experience all the success you dream of. (included in the Summer of Soul package)

Wednesday evenings in July, beginning on July 8th 
Pipeline 2010
A four-session series on various projects you can start TODAY to ensure a full pipeline by 2010. Sure, we all need paychecks in 30, 60 or 90 days, but next year will be here before you know it and won’t you feel smart if you hit 2010 will a nice little book of business already in place? I’ll lead the discussions, but will be joined by a variety of guest hosts as well. (included in the Summer of Soul package)  

Tuesday evening, June 16th 
Negotiations: The Games People Play
This is definitely a not-to-be-missed program! Jackie Leavenworth (the Real Estate Whisperer) wow’ed us with her brilliance in an earlier teleseminar on the topic of Commission Negotiation. By popular demand, she returns for a full-on discussion of effective negotiating techniques that you can use in business… and in life. (open to the public; enroll here)

Saturday morning, July 18th
Prospecting with Soul – Playing the Numbers Game (or not, as the case may be)
I don’t like being treated like a number… and neither do our clients. This session will discuss how you can take a Quality over Quantity approach to your prospecting and have a heck of a lot more fun in the process! (included in the Summer of Soul package)

Saturday morning, August 1st
Alternative Business Models
There’s more than one way to skin a cat… or sell a house. Join this group of real estate rebels as we discuss various outside-the-box real estate models that might just pique your interest! (included in the Summer of Soul Package)

Saturday morning, August 15th
Surviving the Inspection
Especially if you work with “Charming Older Homes,” you know how tenuous your deal is until you’re through that inspection. Learn from the master (JA) and her expert guest, Mark Rakow, how to keep more of your sales together… and when to let them fall apart. (included in the Summer of Soul package)

Saturday morning, August 29th
For Rookies Only
In this special session just for soulful rookies (and those who train them), we’ll help new and newer agents focus on what they need to be doing NOW to get up and running and bringing in a paycheck before they become just another … sigh… real estate statistic. (included in the Summer of Soul package)




Jennifer Allan, GRI

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The Daily Seduction
Tips & Inspirations to Generate Business from the Very Important People Who Know You

Selling Real Estate Virtually………….

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

http://buyproperty.ning.comHi folks. Earlier this week Fernando Herboso wrote a post titled “The Future of Real Estate….I experienced yesterday”. If you haven’t already please take a few minutes to read his post. I’ll wait…………. OK….are you done?

Fernando’s post is talking about having a real estate closing where the only time he met the Seller was at closing. The transaction was done mostly via email.

I was surprised in the comments of Fernando’s post how many agents thought this was risky or that it wouldn’t work. This has had me thinking for days now.

It’s made me realize how cutting edge my business model really is. My company Tutas Towne Realty is a virtual real estate business. What this means is I do not have an “office” and about 90% of my business is handled over the Internet. Selling and buying real estate with folks we have never met or spoken to.

In the last 30 days we had 10 closings. 9 Buyer sides and 1 listing side. Of the 9 Buyer sides we had actual “face to face” contact with ONE Buyer. I did meet the Seller although I hadn’t seen him in several months.

Out of the 8 Buyers, we didn’t meet face to face, we only spoke to ONE of them. All other communications were done by email only. Including the closings.

We showed ZERO properties before the offers were accepted.  All offers were presented on properties we had not seen. They were foreclosures, short sales and some were regular listings.

The customers ALL got the properties they wanted and are extremely happy. We didn’t waste their time and they didn’t waste ours.

So you’re probably wondering how we do this. It’s simple. We market for experienced and qualified Buyers that are mostly out of the country. They are familiar with the area and they trust us to guide them in their purchase. We are brutally honest with them and we have systems in place to protect them.

We do “see” all properties before contracts are finalized. It could be me. It could be one of my agents. It could be one of our inspectors. But whoever it is we make sure to do a complete photo and video shoot that we then send to the Buyer.

We utilize Scribd.com to “send out” Short Sale Listing Packages.

We utilize Google Docs to get leads for Short Sales, for Buyers, to get offers and to pre-qualify and arrange showings.

I have numerous web sites set up to capture business. All potential customer/clients know how we work and have the option of not working with us.

So quit fighting the future and embrace it. If you think all Buyers and Sellers must see you “face to face” to do business then get over yourself. They really just want to buy and sell real estate. AND….they want it to be easy.

Want to learn more? We also use Google Docs for recruiting……

Bryant Tutas
Tutas Towne Realty, Inc
Licensed Florida Real Estate Broker


***The content of this blog is solely my opinion***

Copyright © 2009 http://www.brokerbryant.com/ | All Rights Reserved

We are looking for 25 new members today. It’s FREE. Click below!!

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Are you a picker or a producer?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Pick meGenerating business. Do you do it? Or are you relying on your Broker or your team leader to provide you with business?

If you are not generating your own business then you are working a job. A job that can be snatched from you at any time. Personally ,this is not a position I would want to be in.

It’s also a position that will limit you in your career. You are depending on others to provide your income.

To a Broker you bring less value to the table than an agent that brings business with them. You have very little negotiating power when looking for a place to hang your license.

Business owners create/find business. That’s what we do. We get up every day and do what we need to do to generate NEW business. Our “job” is finding income. When we find enough of it we are then able to hire others to go pick it off the trees for us. Pickers are necessary but the reality is just about anyone can do it.

If you want to have a lasting career in Real Estate don’t be just a picker. Learn to be an income producer.

A producer brings income with them. You have far more value to Brokers. You are bringing us the thing we are looking for…..income.

So, if I were a new agent, I would be spending time every day learning how to generate business. This is by far the most important skill for you to develop. I use the word develop because it is an on going concern constantly evolving and changing directions depending on where the current market leads you.

Once you learn how to generate business you will have lasting security in Real Estate. It’s as simple as that. What say you? 


Florida Property search

Bryant Tutas
Tutas Towne Realty, Inc
Licensed Florida Real Estate Broker


Are you a Florida REALTOR(R) looking for a change? Check it out.


Copyright © 2009 http://www.brokerbryant.com/ | All Rights Reserved


FHA and USDA Buyers are NOT 2nd class citizens! Or are they?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS
FHA Buyers, at least in my market, are normally placing the minimum amount down, 3.5%, and asking the Seller to pay 6% towards their closing costs. In a market where 87% of the sales are distressed properties, FHA Buyers, in the eyes of the Seller, are second class citizens.

It’s not only difficult for FHA Buyers to find a property and get an offer accepted but….they pay more. That’s right, the folks who can probably least afford it have to pay more to get a home.

Here are some stats I pulled today that will back up that statement.

During the period 1 October to 17 November 2009 there were 162 single family homes that sold  in the Neighborhoods of Poinciana Villages. 30 of these were purchased using FHA financing. 

***Check out this little chart:

Beds Baths Sq Ft List Price Sold Price Price/Sq Ft LP/SP
FHA 3 2 1821 $76,280 $78,880 $43.73 104%
Others 3 2 1847 $70,267 $70,404 $38.63 101%
Difference NA NA (26) $ 6,013 $ 8,476 $ 5.10    3%
***Data pulled from the Mid_Florida Regional MLS on 11/17/2009 and is deemed to be reliable.

So what do you think about that? FHA Buyers are getting less house and paying 11% more. Even if you take out the 6% in closing costs assistance FHA Buyers are still paying 5% more….for less house.

Should FHA Buyers be treated like second class citizens? I don’t think so. Maybe Sellers Lenders should have more incentive to help these folks get a home without having to pay more than others. OR…maybe Buyers need to save more money before getting into the housing  market.

What say you?

Do NOT be foreclosed on! Avoid foreclosure. Short Sales DO close.

Want to find out more? www.CentralFloridaShortSales.com


Florida Property search

Bryant Tutas
Tutas Towne Realty, Inc
Licensed Florida Real Estate Broker


Are you a Florida REALTOR(R) looking for a change? Check it out.


Copyright © 2009 http://www.brokerbryant.com/ | All Rights Reserved




Are you winding down or gearing up?

Posted by admin December - 31 - 1969 - Wednesday ADD COMMENTS

Today’s the day!! October 1st. The 4th quarter is here. Only 92 more days to make money this year. Man, I like this time of the year and I like it a lot. I have goals to meet and now’s the time to get to work. My goal is to get all 17, of my current listings, pending before Thanksgiving and closed before the end of the year. Will it happen? Why not? There’s time. I have 7 weeks left, that’s a sale every other day. I’ve done that before, I can do it again. After all I don’t show houses, so all I have to do is get Realtors to show my listings and negotiate deals.

So, last week I started hitting up all my Sellers for price reductions. I even had a few call me suggesting it. They know the holidays are closing in and if we don’t sell by Thanksgiving, we could be dead in the water, until the New Year. My Sellers have plans and need to sell, we can’t wait that long. So together we are going to get their homes sold. This is exciting! I love goals and I love pressure!

What are your goals over the next 92 days? Are you winding down or are you gearing up?

About us

I am a licensed real estate Broker in the state of Florida. My opinions on real estate have been formed from my experiences and 15 years of working in the business. My opinions are in line with Florida Real Estate laws and the REALTOR(R) Code of Ethics. Your State’s laws may differ. So do your own homework before implementing any of my business practices into your business.