Unraveling the Secrets of Luxury Home Buying : What Can Make or Break Your

Success in Securing Your Dream Luxury Home?

You may be savvy & may have already bought several homes in your lifetime, but

employing the right expert Realtor partner is critical in the complicated world of home

sales. You might think that all Realtors do is unlock doors, this could not be further from

the truth, unlocking the door is where the equation starts. After representing 500+ home

Buyer & Sellers I can confirm that there is not one transaction that resembles another.

Each home transaction has its own challenges : accuracy of the value, current condition

of the home & systems, negotiations on 15 different topics prior to transfer, managing

the emotions of buyers and sellers, managing estimates for needed repairs, future

valuation predictions, coordinating the sale of an existing home and buying a new home

purchase at the same time, etc. Luxury home sales make the transaction process

more complex because valuation of homes with unique design details & upgrades have

a variable value depending on the buyer.

The luxury real estate market is changing faster than ever before. Expectations of

buyers and sellers evolve rapidly, requiring more expertise than ever before. Therefore,

the necessity of retaining a top realtor cannot be overstated. As new regulations

reshape the landscape, especially in the United States, the expertise and strategic

acumen of a top realtor are becoming indispensable for luxury homebuyers.

The Complexity of Luxury Home Searches

The luxury real estate market is a labyrinth of exclusive listings, complex negotiations,

and high stakes. A large number of luxury home sales are originated off market through

word of mouth through the top Realtor circles. Finding the perfect home requires much

more than just browsing online listings. It demands an in-depth understanding of market

trends, property values, and the nuances of high-end neighborhoods. Someone needs

to also understand & guide the emotional needs and desires of the client to match their

dreams with their “dream house”, and likewise protecting them from having that dream

quickly become a nightmare. Keep this in mind when home shopping … Every home

seller thinks their home is worth more than its current market value. The true market

value of any home is what someone is willing to pay for it today. Overpaying for a

luxury home could cause significant financial damage to your portfolio or to your family’s

wealth.

New Regulations & Their Impact on Home Buyers: Pros & Cons

Recent changes in real estate regulations are poised to significantly alter the buying

process.Starting August 17th 2024, the National Association of Realtors (NAR)

mandates that prior to being able to see ANY home that Buyers must sign a written

agreement with a licensed Realtor prior to seeing a home. Previously, the seller’s agent

typically split a commission with the buyer’s agent, oftenbundled into the home’s sale

price. However, the new rules prohibit such automatic commission splits, requiringbuyer agents to negotiate their compensation directly with their clients. This shift

enhances transparency.

Pros: These written agreements between Buyer Brokers and Homebuyers are created

to create transparency , aiming to eliminate confusion on how Realtors are

compensated and who they represent. This is a nationwide law in the USA, other

countries have variable laws & regulations. This new law ensures that buyers

understand the costs and services involved upfront prior to finding & choosing a home.

Cons: How do you choose a Realtor to sign a contract with & commit to compensate

them? The old ways of Realtors just showing up and not having any written agreements

is over in the USA . All Buyers must now have a Buyer Agent contract in hand, which

means they will need to carefully choose that Buyer Agent by interviewing them to

assess skills, work ethic, knowledge set, read their prior client reviews , etc . There is

good news though, there will be two different options of contracts, short term or long

term contracts. A showing contract for just one home is possible, or the Homebuyer

can sign one for a specific length of time if they are confident in a specific Buyer Broker.

Compensation of Buyer Brokers has always been negotiable, however in these Buyer

Broker Contracts the Broker will define an exact amount of compensation upfront to the

Homebuyer ,and the contract will define the options of how the Buyer Broker fee will be

paid.

The Risks of Navigating Alone

Sure you can go it alone and not use any Buyer Broker at all, that is an option, but it will

be a painful one. Without a top realtor representing you , you may find yourself at a

distinct disadvantage. Sellers often retain experienced top Realtors who are adept at

negotiating favorable terms for their Sellers. They don’t owe a homebuyer loyalty or

advice because their fiduciary responsibility is too the Seller. Buyers without similar

representation on their side will struggle to negotiate with a Realtor who has sold

hundred of homes. Unrepresented Homebuyers could potentially overpay, buy the

wrong property, not see the red flags/ flaws in the home, make costly decisions or

indecisions, , or straight out missing out on prime properties. A top realtor’s negotiation

skills, market knowledge, experience with home conditions & repairs, and network

connections are critical in leveling the playing field.

Expertise Areas that Matters

A top realtor provides detailed market insights & reports, helping buyers understand

property values and the investment potential. Skilled realtors negotiate on behalf of their

clients, ensuring favorable purchase terms and protecting their financial interests.

Understanding and navigating new regulations, such as the recent NAR mandates, is

essential. Realtors help clients comply with legal requirements, avoiding potential

pitfalls.Moreover, luxury properties often sell through private channels. Top realtors have

access to these exclusive listings, giving their clients a significant advantage. Tailored

advice and personalized property searches ensure that buyers find homes that meet

their exact specifications and lifestyle needs.

The Future of Real Estate Transactions

As the real estate industry adapts to these regulatory changes, the role of a Top Realtor

becomes even more crucial. Not all Realtors have the same expertise, negotiation

experience, level of care in the details, or knowledge of laws/ home red flags/ repair

costs/ etc. Engaging with an inexperienced Realtor could not be more consequential.

The move towards greater transparency will likely lead to a more competitive market,

where the quality of service and expertise are paramount. Ask yourself this question?

Would you go in for surgery without researching the doctor ? My advice is to do your

research on Realtors and make a commitment to one that gives you the confidence you

need to commit to signing a contract with to buy a home.

Retaining a Top Realtor is not just a smart choice but a necessary one in today’s luxury

real estate market. Their expertise, negotiation skills, and understanding of the new

regulatory environment are invaluable to ensure buyers make informed, advised well,

protected , and guided to help make smart investments that pay off in the long-term.

If you’re taking a look at your expenses as you retire, saving money where you can has a lot of appeal. One long-standing, popular way to do that is by downsizing to a smaller home.

When you think about cutting down on your spending, odds are you think of frequent purchases, like groceries and other goods. But when you downsize your house, you often end up downsizing the bills that come with it, like your mortgage payment, energy costs, and maintenance requirements. Realtor.com shares:

“A smaller home typically means lower bills and less upkeep. Then there’s the potential windfall that comes from selling your larger home and buying something smaller.”

That windfall is thanks to your home equity. If you’ve been in your house for a while, odds are you’ve built up a considerable amount of equity. And that equity is something you can use to help you buy a home that better fits your needs today. Daniel Hunt, CFA at Morgan Stanley, explains: “Home equity can be a significant source of wealth for retirees, often representing a large portion of their net worth. Retirement planning can be complex, but your home equity shouldn’t be overlooked.”

And when you’re ready to use that equity to fuel your next move, your real estate agent will be your guide through every step of the process. That includes setting the right price for your current house when you sell, finding the home that best fits your evolving needs, and understanding what you can afford at today’s mortgage rate.

What This Means for You

If you’re thinking about downsizing, ask yourself these questions:

• Do the original reasons I bought my current house still stand, or have my needs changed since then?
• Do I really need and want the space I have right now, or could somewhere smaller be a better fit?
• What are my housing expenses right now, and how much do I want to try to save by downsizing?

Then, meet with a real estate agent to get an answer to this one: What are my options in the market right now? A local real estate agent can walk you through how much equity you have in your house and how it positions you to win when you downsize.

Bottom Line

Want to save money in retirement? Consider downsizing – it could really help you out. When you’re ready, we're here to to help you reach your goals. Get direct access to the Arizona Realtor Database to find your next dream home. 

From Keeping Current Matters

Choose Arizona for retirement: stunning mountain landscapes, mild winters, vibrant culture, low humidity, local weekend road trips —read here about the Top 8 reasons to Retire in Arizona . 

While there are plenty of underrated beach town in Florida and tons of allure to spending your golden years in the Sunshine State, retiring in Arizona might be a better bet. Arizona has many cost effective & small low density communities with tons of stunning nature to explore, and a top-notch healthcare system. If you're debating between the two states, it's time to consider these factors when it comes to your retirement.

Arizona could be an excellent bet for you if you have a stuffy nose or foggy head when the pollen starts to fly. Phoenix, Arizona, is one of the best places for allergy sufferers to settle down. Enjoy the great outdoors any time of the year without worrying about taking you Claritin. Florida ranks 18th in the Wyndly Summer 2023 Pollen Report, with a pollen PPM of 701.00, whereas Arizona boasts the lowest pollen allergies, ranking 1st with a PPM of 472.00

• Most Allergy-Free City: Phoenix
• Reason this is a Winner for Arizona: You can explore the outdoors with ease and feel better overall.

While you'll find plenty of galleries and exhibits in the Sunshine State of Florida, Arizona is truly special. Not only will you find phenomenal museums like the Shemer Art Center, but Arizona also has spots where you can see ancient rock art and lots of artistic communities where you can tap into your creative side.

• Top Cities for an Artistic Experience: Sedona, Jerome, Phoenix
• Reason this is a Winner for Arizona: Enjoy surrounding yourself with creativity in your golden years

Arizona's population is substantially lower than Florida's, meaning there's much more space to spread out and enjoy yourself. In 2024, there were 7,547,837 people in Arizona, versus 23,078,331 people in Florida. If you're the sort of person who likes calm, peace of mind, and some time alone, Arizona is a good bet. 

• Reason this is a Winner for Arizona: If you enjoy peace and quiet, you'll love the sparsely-populated splendor of Arizona

Florida might be gorgeous, but it's also one of the top states for natural disasters. Florida's position on the Atlantic Coast makes it hurricane-central, whereas Arizona has fewer weather events to contend with. In contrast to the unpredictable weather of Florida, Arizona boasts a more arid climate, providing residents with consistent sunshine and a lower risk of weather-related incidents. The state's breathtaking desert landscapes, iconic saguaro cacti, and majestic canyons contribute to a unique and serene environment.

• Top Cities to Enjoy: Scottsdale, Phoenix, Sedona
• Reason this is a Winner for Arizona: You don't need to worry about stocking up on flood and hurricane insurance.

• Best Cities to Find Great Snow Activities: Flagstaff
• Reason this is a Winner for Arizona: You won't find these all-season activities in Florida

It's cheaper to live in Arizona than in Florida. The average cost of living in Phoenix is $3,269, versus Miami, Florida, which is $4,821. This means that your retirement dollars will stretch much further, and you can enjoy the perks of a work-free life, including travel and leisure activities.

• Best Spot to Find Low Cost of Living: San Tan, Sun City, Maricopa
• Reason this is a Winner for Arizona: You'll be able to stretch your retirement funds, travel more, and live more comfortably

Arizona has some genuinely first-rate hospitals, so you don't need to worry about skimping on your healthcare when you retire here. Many of these are in Phoenix, which is also full of amazing things to do. The healthcare infrastructure in Arizona, particularly in Phoenix, not only ensures retirees have access to top-notch medical facilities but also contributes to the overall well-being of the community. Arizona secures a commendable No. 8 spot, signifying its excellence in hospital quality among U.S. states. In contrast, Florida ranks less favorably at No. 13. It is also home to not 1 but 2 locations for the Mayo Clinic!

• Top Places for Exceptional Healthcare: Sun City, Phoenix, Scottsdale
• Reason this is a Winner for Arizona: You can rest easy in that you're getting the best possible health care and hospital access

Regarding median real estate taxes, Arizona boasts a lower effective property tax rate than Florida. The median real estate tax in Arizona is $1,707, saving $631 annually compared to Florida's $2,338. This disparity stems partly from Arizona's Proposition 108, which caps the total property tax rate on owner-occupied homes. Additionally, Florida's higher median home values contribute to the larger tax burden. This cost advantage for Arizona residents can translate to increased housing affordability and potentially influence decisions about where to purchase property. Property Taxes hover around 1/2 of 1% of the average sale price on homes in Arizona.

• Top Places to Purchase Property: Scottsdale, Cave Creek, Gilbert, Goodyear, Surprise
• Reason this is a Winner for Arizona: 37% lower property taxes than Florida, thanks to smart caps and savvy savings

Get direct access to the Arizona Realtor Database to find your dream retirement home.

Phoenix has maintained its ranking the top metropolitan area in the nation for net migration for a 3rd consecutive year, according to the latest data from the U.S. Census Bureau.

Multifamily landlords and homeowners welcomed the nearly 89,000 people who moved to the Phoenix market between July 2019 and July 2020. The influx of new residents, which amounts to an average of about 244 people per day, has supported robust demand for housing, generating unwavering apartment rent growth and single-family home price appreciation.

With a population of just over 5 million people, Phoenix is the 10th largest metropolitan area in the country. The Valley of the Sun has achieved tremendous growth, and the value proposition that is attracting new residents and businesses to the market has strengthened. Last year, Phoenix’s population grew by 106,008 people, outpacing the market’s 10-year average of 85,562 people.

Since the pandemic, more people have been leaving expensive, dense and highly regulated cities for more affordable markets that enable them a higher quality of life. New York, Los Angeles, Chicago and San Francisco recorded negative net migration last year, while Sun Belt markets, such as Phoenix, posted the largest gains. The increase in remote work policies since the start of the pandemic has also made for a more mobile population that has attracted more people to Phoenix.

Apartment developers have been active in the Phoenix market attempting to keep pace with demand for housing. But last year, new supply fell short of demand, and vacancies have compressed to a record low. The supply and demand imbalance is present in the single-family sector as well. Low single-family housing inventory has forced new Phoenix residents who would potentially be homeowners into the renter pool, which is supporting rent growth. Multifamily rents have climbed 11.8% over the past 12 months, placing Phoenix second only to the Inland Empire for rent growth in the nation among large markets.

It’s not only housing that is benefiting from the population growth. The industrial market recorded its best year for demand in 2020, as the growing consumer base required more warehouse and logistics space to store and transport goods to Phoenix homes.

Retail leasing also picked up late last year as tenants expanded to areas of the market that are experiencing the most substantial household growth.

While the office sector has struggled during the pandemic, businesses continued to make job announcements in Phoenix last year, citing the large and expanding labor pool as a key driver for their location decision.

Receive the Latest Local Market Stats

Curious about local real estate? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!

Get Local Market Reports Sent Directly to You

You can sign up here to receive your own market report, delivered as often as you like! It contains current information on pending, active and just sold properties so you can see actual homes in your neighborhood. You can review your area on a larger scale, as well, by refining your search to include properties across the city or county. As you notice price and size trends, please contact us for clarification or to have any questions answered.

We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.