FULL-SERVICE REPRESENTATION
The Support You Want. The Representation You Need.
You do not have to navigate the home-buying process alone. With the Team Lloyd & Associates 2% Full-Service Buyer Plan, our team provides reasonable assistance with property identification, private showings, property touring and acquisition representation, all consistent with your written Buyer Representation and Broker Compensation Agreement.
You can still find homes on your own and send them to us. The difference is that with the 2% plan, our team can also actively assist with the search and arrange agreed private property showings, subject to availability, scheduling and seller or listing-agent requirements.
WHAT FULL SERVICE CAN INCLUDE
- Assistance identifying selected prospective properties based on your communicated criteria
- Arranging private property showings, subject to availability and scheduling
- Broker or an affiliated licensee accompanying you on agreed property tours
- Participation in open houses when reasonably available and agreed
- Property-specific market analysis and comparable sales
- Offer strategy, preparation and presentation
- Negotiation on your behalf
- Contract guidance and transaction-document review
- Disclosure review
- Inspection and investigation guidance
- Applicable Broker visual inspection
- Contingency guidance
- Escrow coordination
- Representation through completion of the transaction
HOW IT WORKS
TELL US WHAT YOU WANT
Share your goals, preferred areas, price range, property type and other important criteria.
SEARCH TOGETHER
We use reasonable efforts to help identify selected prospective properties. You can also send us homes you find independently.
TOUR HOMES
Subject to availability and scheduling, we help arrange private showings. We or an affiliated licensee may accompany you on agreed property tours.
EVALUATE THE PROPERTY
When a home stands out, we can help review property-specific market information and comparable sales.
BUILD THE OFFER
We help develop the offer strategy and prepare and present the purchase offer.
NEGOTIATE
We negotiate on your behalf and help you evaluate the terms of the transaction.
DUE DILIGENCE & ESCROW
We guide the transaction through documents, disclosures, inspections, investigations, contingencies and escrow coordination.
CLOSE & GET THE KEYS
We continue representing you through completion of the transaction and closing.
THE BUYER'S ADVANTAGE
Full Service With the Potential for a Buyer Rebate
Under the 2% Full-Service Buyer Plan, Team Lloyd & Associates' intended retained compensation is 2% of the acquisition price. Your maximum personal Broker compensation obligation under the plan is 2% of the acquisition price, unless you and Broker later agree otherwise in writing.
Broker may be authorized to receive up to 3% of the acquisition price from all permitted sources under the written compensation schedule. If Broker actually receives compensation above 2%, the excess is intended to be rebated to you through escrow, up to a maximum of 1% of the acquisition price, subject to the written agreement and transaction requirements.
Potential Buyer Rebate: Up to 1%*
Financial Overview
ILLUSTRATIVE $1,000,000 PURCHASE
A transparent representation breakdown demonstrating potential buyer rebate scenarios based on actual compensation received.
| COMPENSATION ACTUALLY PAID TO BROKER | TEAM LLOYD RETAINS | POTENTIAL BUYER REBATE |
|---|---|---|
| 3.00% = $30,000 | $20,000 | Up to $10,000 |
| 2.50% = $25,000 | $20,000 | Up to $5,000 |
| 2.00% = $20,000 | $20,000 | $0 |
| 1.50% = $15,000 | $15,000 + $5,000 Buyer obligation | $0 |
| 1.00% = $10,000 | $10,000 + $10,000 Buyer obligation | $0 |
| 0% | $20,000 Buyer obligation | $0 |
Real estate compensation is not fixed by law. It is set by each broker individually and may be negotiable between Buyer and Broker. Seller participation is voluntary, negotiable and not guaranteed. Any rebate depends on compensation actually received and is subject to lender, loan-program, underwriting, escrow, transaction and applicable-law requirements.
BUYER'S MAXIMUM PERSONAL COMPENSATION OBLIGATION
Your Maximum Under This Plan: 2%
Your personal Broker compensation obligation under the 2% Full-Service Buyer Plan will not exceed 2% of the acquisition price unless you and Broker subsequently agree otherwise in a written compensation modification.
- Seller pays Broker 2% → Buyer owes $0
- Seller pays Broker 1.5% → Buyer owes the remaining 0.5%
- Seller pays Broker 1% → Buyer owes the remaining 1%
- Seller pays Broker 0% → Buyer owes 2%
You are not personally responsible for the additional 1% that Broker may be authorized to obtain from Seller or another permitted source.
SELLER-PAID COMPENSATION & SEPARATE CONCESSIONS
Two Different Negotiations. Two Different Purposes.
At your direction, Buyer and Broker may negotiate for the Seller to pay compensation toward Broker's representation of Buyer. Seller participation is voluntary, negotiable and not guaranteed.
You may also negotiate for separate Seller concessions that directly benefit you. Seller concessions are separate from Broker compensation.
Example on a $1,000,000 transaction: 2% Seller-paid Broker compensation = $20,000, plus a separately negotiated 1% Seller concession = $10,000 toward allowable Buyer costs. Broker receives the agreed 2% compensation and the separate concession benefits Buyer, subject to transaction and financing requirements.
See What the 2% Full-Service Plan Could Mean for You
Enter the purchase price and explore illustrative compensation and potential rebate scenarios under the 2% Full-Service Buyer Plan.
Even 1% Can Make a Big Difference.
Up to $10,000 toward eligible closing costs
Keep more in your savings- Use it toward other transaction costs where permitted
1% OR 2%? CHOOSE HOW YOU WANT TO BUY
| Features | 1% OPEN HOUSE BUYER PLAN |
2% FULL-SERVICE BUYER PLAN |
|---|---|---|
| Primary property search | Buyer-led | Team-assisted + Buyer-led |
| Public open houses | Buyer attends independently | Buyer may attend independently or request participation when reasonably available and agreed |
| Private showings | Not part of intended routine service unless separately agreed | Reasonable assistance arranging private showings |
| Property tours | Limited under plan | Broker or affiliated licensee may accompany Buyer on agreed tours |
| Acquisition representation | Included | Included |
| Intended retained compensation | 1% | 2% |
| Maximum potential buyer rebate | Up to 2% | Up to 1% |
Frequently Asked Questions
It includes reasonable assistance with property identification, private showings, property touring and acquisition representation, consistent with the BRBC and plan addendum.
Yes. Based on your communicated criteria, Broker will use reasonable efforts to assist in identifying selected prospective properties. You may also independently identify properties and send them to Broker for evaluation.
Subject to property availability, scheduling, seller or listing-agent requirements and circumstances beyond Broker’s control, Broker will assist in arranging private property showings. Broker or an affiliated licensee may accompany you on agreed property tours.
Yes. You may attend open houses independently or request Broker participation when reasonably available and agreed.
Our acquisition services may include property-specific market analysis, comparable sales, offer strategy, offer preparation and presentation, negotiation, contract guidance, document and disclosure review, inspection and investigation guidance, contingency guidance, escrow coordination and representation through completion.
No. A rebate is available only if Broker actually receives compensation above 2% from Seller or another permitted source, and it is subject to lender, loan-program, underwriting, escrow, transaction and applicable-law requirements.
Your maximum personal Broker compensation obligation under this plan is 2% of the acquisition price. If Seller-paid compensation is less than 2%, you may be responsible for the difference, subject to the written agreement.
If Broker actually receives 3%, Team Lloyd's intended retained compensation is 2%, and the compensation above 2% is intended to be rebated to you through escrow, up to 1%, subject to applicable restrictions.
No. Seller concessions directly benefiting Buyer are separate from Broker compensation and may be negotiated separately.
Any material modification of services or compensation must be documented in writing and signed by Buyer and Broker before the revised arrangement becomes effective.
LEGAL / DISCLOSURE COPY
Real estate compensation is not fixed by law. It is set by each broker individually and may be negotiable between Buyer and Broker. The 2% Full-Service Buyer Plan is governed by the applicable written Buyer Representation and Broker Compensation Agreement and Team Lloyd & Associates plan addendum.
The Plan name refers to Team Lloyd & Associates' intended retained compensation of 2% of the acquisition price. Broker may be authorized to receive up to 3% from permitted sources under the written compensation schedule. Buyer's personal compensation obligation is capped at 2% unless subsequently modified in writing.
Potential buyer rebates shown on this page are illustrative and are not guaranteed. Seller participation in Buyer-Broker compensation and Seller concessions is voluntary and negotiable. Actual rebate amounts depend on compensation actually obtained and received by Broker and are subject to the buyer representation agreement, purchase contract, lender and loan-program requirements, underwriting, escrow requirements and applicable law. No undisclosed payment will be made outside escrow.