Buyer Representation Guide

Current Reality 

Walking into a Park City open house without your own agent feels efficient. It isn't. The person greeting you works for the seller. The person at the developer's sales office works for the developer. The person at the builder's model home and design center works for the builder. Every voice in that room is paid to advance someone else's interest. The only way to have your own voice in the room is to bring your own representation.

88% of buyers use a real estate agent

91% of sellers use a real estate agent

Only about 5% of homes sell without an agent (FSBO)

Roughly 9 out of 10 real estate transactions involve agents on both sides.

Most buyers never get the process explained to them. They rush into touring homes and writing offers without fully understanding what they actually want, the nuances of each area, the right price points, or the transfer fees that come with ownership here in Park City.

We go slow in the beginning so we can move fast when it counts. Give me 15 minutes. 

The process and system I've built for new buyer clients is the vehicle we MUST move through FRIST together to get you the right house, at the right time, on the right terms.

Required Paperwork Before Touring Homes and Writing an Offer. 

The 3 Documents that Govern a Real Estate Transaction.

1. EXCLUSIVE RIGHT TO SELL AGREEMENT - BETWEEN SELLER'S BROKERAGE, AGENT AND SELLER

2. EXCLUSIVE BUYER BROKER AGREEMENT- BETWEEN BUYER'S BROKERAGE, AGENT AND BUYER

3. REAL ESTATE PURCHASE CONTRACT- BETWEEN SELLER AND BUYER

Before I can legally represent you in writing an offer or showing you any homes, three documents must be signed. These allow me to work exclusively on your behalf and protect your interests:

1. Exclusive Buyer-Broker Agreement
   
   

2. Wire Fraud Disclosure
   
   

3. Buyer Due Diligence Checklist

LINK TO ALL DOCS  - IF YOU WANT FULL SERVICE, YOU NEED TO BECOME A CLIENT.

LIMITED SHOWING AGREEMENT - CUSTOMER NOT A CLIENT 

UNREPRESENTED - WHAT YOU ARE CHOOSING TO WAIVE

📌 Note: This is a formal commitment and I get it, you may need time to review. That’s okay. Let’s talk through it.

Buyer Education + Expectations

✅ Buyer Due Diligence Checklist

• Agent Compensation – what happens if buyer agent comp (BAC) is less than 3%, FSBO - For Sale By Owner, or off-market deals
  
  

• Looking at homes without me present
  
  

• Open houses, model homes, sales galleries – I must register you, or representation may be void. 

[ Not ready to write offers yet? Just driving neighborhoods, popping into open houses, walking model homes and sales centers on your own? Great that's smart. Just remember one thing: you already have an agent. ( ME  )

Here's exactly what to say at the door:

"We're doing our homework and we already have an agent. Nicole Bowdle with Christie's is who we're working with when the time comes."

Done. That one sentence saves you from weeks of follow-up.

Because here's the truth agents sitting open houses and sales centers for gated golf communities and major developments are aggressive. They'll grab your number, your email, your timeline, and they'll call, text, and email you relentlessly. Set the expectation Day one You're on a recon trip. Nicole Bowdle is your agent when you're ready to pull the trigger.]

• New construction contracts: Builders & Developers often use their own Contracts. Review required.  Some one off Spec Builders may use the New Construction REPC .
  
  

Search Strategy & Tools

Your Home Search Will Include:

• 🔄 Auto-listing alerts

• 💻 MLS-powered platforms:

• Vue- Christies Website

• Agent- Exclusive apps

Please let me know if your preferences change, or you will keep getting the same search/criteria. Area, price point, bedrooms ect….

Don't be mad at me when something shoes up on Zillow that did not get sent to you. ( Maybe it doesn't allow nightly rentals) 

Do you want to receive listings ASAP or on a specific day?

You're probably already browsing:

• Zillow, Redfin, Realtor.com  great for browsing, may not be up to date or show off-market inventory.

Financing or Cash?

To begin showings or write offers, please provide:

• Pre-Approval Letter (if financing)

• Proof of Funds (if paying cash)

• 🕐 Do you need to sell a home before buying? Let’s map that out upfront.

Earnest Money & Deposits

• Must be liquid, you only have 4 calendar days of going under contract to wire this money.
  
  

• New construction? Earnest Money and Construction Deposits often due quickly in the contract (Read the fine print ) Make Sure money is liquid and easily accessible.)
  
  

• We’ll walk through Real Estate Purchase Sections 16.1, 16.2 for resale & Sec. 2 for new construction, or if it is a specific builder or developer, REPC There may be multiple construction deposits and different timelines.
  
  

 Contract Terms & Timeline

• 22 critical contract sections — we’ll carefully craft your terms
  
  

• Due Diligence: Inspections, appraisals, HOA docs, seller disclosures, warranties
  
  

• Deadlines matter: "Time is of the essence" in every offer
  
  

• I’ll send a timeline to save, bookmark, and calendar
  
  

• Extensions are not guaranteed — communicate early
  
  

• Final walk-throughs must be completed by you — I cannot do these on your behalf

• Cash or Financing?? 

 LINK TO REAL ESTATE PURCHASE CONTRACT

Out-of-State Buyers

If you're not local, let’s plan:

• Property videos or FaceTime showings or will you be flying out to see in person?
  
  

• Will you fly in for due diligence or  final walk-throughs?  For new Construction  you will need to be present for the the New homeowner orientation walk through.
  
  

• Signing docs remotely or in-person? Timing and Communication Critical ( Especially if you are getting a loan.)
  
  

• Who’s handling utilities? (Some require your physical presence.)
  
  

What Happens If...

• I'm out of town? I’ll have a backup plan for you
  
  

• You go straight to a listing agent? You may waive representation
  
  

• You walk into a sales gallery or model home without me? They may register you as unrepresented, or they try to represent you.
  
  

• You give me 3 days’ notice before flying in? I’ll do my best to accommodate
  
  

• You want to write an offer but lack a pre-approval or POF? We’ll need to pause
  
  

• Have you worked with or written offers with another agent recently? 

Please see section 1.2 of EXCLUSIVE BUYER BROKER

1.2 Properties or Locations the Company Represents the Buyer. Buyer hereby retains the Company and Buyer’s Agent to locate and  negotiate for the acquisition of a property (Check One Box): 

[ ] located only within: __________________________________________________________________________________(County/Counties); OR 

[ ] located only at:____________________________________________________________________________________________________ ___________________________________________________________________________________________________________(property/properties). 

Unless checked below, the Buyer warrants that the Buyer has not entered into a representation agreement with another brokerage and has no obligation to  pay compensation to any other company arising out of the acquisition of a property identified in Section 1.2. 

[ ] The Buyer does have a representation agreement with another brokerage for the following properties and these properties are excluded from  this Exclusive Buyer-Broker Agreement:___________________________________________________________________________________________

The Value I Bring

The Benefits of Working with Me

• Early access to new and off-market listings
  
  

• Expert local insight — 40 year Park City local
  
  

• Network of agents and insiders
  
  

• Skilled negotiator who understands luxury buyers and sellers ( I got trained by the best of the best in the negocation business ) Chris Voss 

• I manage your entire transaction from contract to close.
  
  

• I protect your earnest money, timelines, and sanity.
  
  

I’m not taking on brand new buyers unless it’s the right fit. This is a partnership, not just a transaction. 

I love working with repeat and refferal clients/customers. 

But..... If you are brand new to my world and how I operate we should make sure it's a good fit.

 Market Insight & Offer Strategy

• What’s the current market like? Buyer’s or Seller’s?
  
  

• What’s happening in your price range or the neighborhood/ area you are looking in?
  
  

• What’s a smart offer? What’s a winning offer?
  
  

Communication Preferences

Let’s clarify:

• Best time of day to reach you?
  
  

• Email or text?
  
  

• OK with weekend communication?  If NO then don’t submit offers on Fridays. or else you will be negotiating and signing documents all weekend.

(Timing matters in hot markets.)

Final Walkthrough

You, the buyer, must do the final walkthrough in person. I can’t do it for you.

Lifestyle Fit

Tell me what matters most to you:

• Why are you buying now?
  
  

• What does the perfect lifestyle look like in this new home?
  
  

• Kids? Hobbies? Pets? Must-have amenities?
  
  

• Design style?
  
  

This isn’t just a property  it’s a vision. The more I know about you, the better I can serve you.

Where Things Start to Go Sideways:

1. 🛑 Poor Communication
   If we're working together, keep me in the loop. Ghosting, vague texts, or leaving me out of important conversations slows everything down and creates unnecessary chaos.

2. 📝 Dragging Your Feet on Paperwork
   Time is of the essence, especially in this market. Delays in signing documents can cost you the deal. I move fast to protect your interests. I expect the same energy in return.

3. ✈️ Showing Up Unannounced
   Coming into town? Please give me a heads up. Last-minute showings can be tough to coordinate, especially during busy seasons. I want to give you my full attention not scramble.

4. 🏗️ Going Direct to the Listing Agent
   This is a big one, especially with new construction, private gated communities,  new development's., sales galleries, and model homes. Always CC me on any communication with developers/builders or listing/developer agents. If I'm not available, I’ll coordinate the showing for you. I need to be in the loop so I can advocate for you and protect your position. That’s literally my job.