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. 

Would you hire the same attorney to represent both sides in court. I don't think so.

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) = For Sale By Owner

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

Why We Start With Strategy

Most buyers are never really taught how to buy in Park City.

They start touring homes and looking at listings before they fully understand what they want, how the different neighborhoods compare, what their budget actually buys, or the additional costs that can come with ownership here, including transfer fees, club memberships, HOA dues, and other community-specific expenses.

We slow down in the beginning so we can move quickly when it matters.

Before we start chasing properties, I want to help you understand the market, narrow down what matters most to you, and build a clear strategy around your goals.

The buyer process I have built gives us a framework to work through together so that when the right property comes along, you are prepared to recognize it and make a confident decision.

The goal is simple:

The right property.
At the right time.
On the right terms.

Without overpaying, overlooking important details, or missing an opportunity because we were not prepared.

UTAH STATE LAW REQUIRES 

THE FOLLOWING PAPER WORK BEFORE TOURING HOMES

The 3 Documents that Govern a Real Estate Transaction.

1. Exclusive Right To Sell Listing Agreement - Contract Between Listing Brokerage, Listing Agent and Seller

2. Exclusive Buyer Broker Agreement- Contract Between Buyers Brokerage, Buyers Agent and Buyer

3.  Real Estate Purchase Contract ( REPC)- Contract Between Seller and Buyer

Utah State Law 

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 

What a Showing Agreement does:

• Allows you to tour a specific home

• Satisfies the NAR settlement requirement that something be signed before a showing

• Does not establish a fiduciary relationship

What a Showing Agreement does NOT do:

• Does not obligate the agent to advocate for your interests.

• Does not create the legal duties of full representation  loyalty, confidentiality, disclosure, obedience

A showing agreement lets you see a home. It doesn't protect you while you're in it. If you're serious about a property and want an agent working for your interests during negotiation, you want full representation.

UNREPRESENTED - You are on your own doing this by yourself.

Buyer Education + Expectations

✅ Buyer Due Diligence Checklist

• Agent Compensation – There may be situations where the compensation offered by a seller or listing brokerage is less than my 3% professional fee, including certain FSBO, off-market, or traditionally listed properties.

• I want to make sure there are no surprises around this. If the compensation being offered is less than 3%, we would discuss that before moving forward with the property so you can decide how you would like to proceed.

• You may find other agents or brokerages who charge less, and you are absolutely free to choose the representation that feels right for you.

• My fee is 3%. That reflects the level of representation, negotiation, market expertise, and transaction management I provide throughout the purchase. I do not reduce my fee, but I also never want you to feel pressured into working with me.

• My goal is simply to be completely transparent upfront so you can make the best decision for you.

Looking at homes without me present

Open Houses, Model Homes, Sales Galleries & Gated Clubs

If you want to drive neighborhoods, stop into open houses, tour model homes, or visit a new-development sales gallery on your own, absolutely do it. That is part of doing your homework.

• There is just one thing I want you to know before you walk through the door:

• Many builders, developers, private communities, and sales galleries have specific registration rules. In some cases, I need to register you in advance or accompany you on your first visit in order to preserve my ability to represent you.

• I would hate for you to innocently walk into a sales center, sign a registration form, and later discover that it changed your representation options.

• So before visiting a new development, model home, or private community, send me a quick text and I can confirm what that project's rules are.

• For a traditional open house, simply let the agent know:

• "We're still doing our homework, and we're already working with Nicole Bowdle at Christie's International Real Estate Park City." That's it. You are not committing to anything, and you are free to look around and gather information. It simply makes it clear from the beginning that you already have representation and helps prevent unnecessary follow-up or confusion later.

New Construction Contracts

One other thing to be aware of with new construction:

• Builders and developers often use their own purchase contracts rather than the standard Utah Real Estate Purchase Contract.

• Those contracts are typically written by the developer and can be very different from a traditional resale contract, particularly when it comes to deposits, construction timelines, delays, inspections, financing, changes to the property, and cancellation rights.

• Part of my role is helping you understand what you are agreeing to before you sign.

• Smaller or one-off spec builders may instead use the Utah New Construction REPC, but regardless of the contract being used, we will review the structure, deadlines, and terms together before moving forward.

Search Strategy & Tools

Your Home Search Will Include

Depending on what you are looking for, I may use several tools to help surface the best opportunities:

• Automatic MLS listing alerts

• Christie’s website and MLS-powered search tools

• Agent-only and exclusive inventory sources

• Off-market opportunities when available

Your search is only as good as the criteria we give it.

If your priorities change, whether that is price, neighborhood, bedrooms, ski access, nightly-rental ability, views, club membership, or property type, please let me know. Otherwise, the system will continue sending listings based on the criteria we originally created.

“Why did I see this on Zillow but it wasn’t sent to me?”

You may occasionally find a property online that does not appear in your search.

That usually does not mean we missed it.

There may be a reason it fell outside your criteria. For example, the property may not allow nightly rentals, may be outside the geographic area we selected, may not include a feature you told me was important, or the information on a third-party website may be delayed or incomplete.

If you ever see something that catches your attention, send it to me.

I would much rather take 30 seconds to look at a property with you than have you wonder if we missed something.

How Often Would You Like Listings?

Some buyers want to know the second something hits the market.

Others would rather receive a curated list once or twice a week.

Let me know what works best for you:

ASAP, daily, or on a specific day of the week.

Zillow, Redfin & Realtor.com

You are probably already browsing Zillow, Redfin, Realtor.com, and other real estate websites. Keep doing it. They are great tools for browsing, learning neighborhoods, and understanding pricing just keep in mind that third-party websites may not always reflect the most current MLS information, private listings, agent-exclusive opportunities, or off-market inventory. Think of those sites as another set of eyes.  

My job is to help you determine which properties are actually worth your time.

Utah is a non-disclosure state, so you generally cannot look up accurate sold prices publicly. One of the advantages of working with a local agent is having access to the MLS data needed to understand what properties actually sold for.

Financing or Cash?

Before We Begin Showings

Before we start touring homes or preparing offers, I’ll need a few things in place:

• Pre-Approval Letter if you are financing

• Proof of Funds if you are purchasing with cash

• A plan for your current home if you need to sell before buying

If another property needs to sell first, let’s map that out upfront so we can structure your search, timing, and eventual offer appropriately.

The goal is simple: when the right property comes along, you’re prepared to move confidently instead of scrambling to get everything together at the last minute.

In the luxury market, the seller’s agent will often want to understand both the strength of your offer and your financial ability to perform. Having all of your financial ducks in a row before you begin shopping is incredibly important.

Many sellers of high-end properties will also require a proof of funds letter before allowing a showing. Don’t be turned off by that. It’s very common at this price point and simply part of the process.

Earnest Money & Deposits

• Must be liquid, you only have 4 calendar days of going under contract to wire this money. Typically 3% of the Purchase Price.
  
  

• 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

The Difference Is in the Details

When you work with me, you are not hiring someone to simply open doors, put a sign in the yard, or push paperwork across a desk.

You are hiring a full-service real estate advisor, marketing strategist, skilled negotiator, and problem preventer.

I am an indepent contractor and 1099. I hang my license with VUE | Christie’s International Real Estate. That means you receive the personal attention, accountability, and entrepreneurial drive of a boutique business, backed by the resources, reputation, and global reach of one of the most respected names in luxury real estate.

A Proven Process

Real estate transactions should not feel chaotic.

Every buyer I represent follows a clear process. Every seller receives a strategic plan. From our first conversation through closing, you will understand what is happening, what comes next, and what decisions need to be made.

My job is to manage the moving parts before they become problems.

Four Decades of Local Knowledge

I have lived in Park City for nearly 40 years.

I do not just know the neighborhoods. I understand how they feel, how they have changed, who they attract, and what your money actually buys in each one.

That local perspective helps my clients make smarter decisions than they could make from listings, marketing brochures, or online research alone.

Access Beyond the Public Market

Through decades of relationships with local agents, developers, homeowners, vendors, and industry insiders, I often hear about opportunities before they reach the open market.

That network can provide early access to new listings, private opportunities, off-market properties, and information that is not always available online.

Negotiation Is a Skill, Not a Personality Trait

Luxury real estate requires more than being friendly and writing an offer.

I have invested extensively in advanced negotiation training, including training with former FBI hostage negotiator Chris Voss and his team.

I understand how to uncover what matters, read the dynamics of a negotiation, protect your position, and move a transaction forward without creating unnecessary conflict.

Contract-to-Close Protection

Once you are under contract, the real work begins.

I manage the transaction from contract through closing, coordinating deadlines, inspections, title, disclosures, appraisals, vendors, repairs, and communication between every party involved.

I protect your earnest money, your timelines, your leverage, and quite honestly, your sanity.

You Are Not Just Hiring Me

Behind me is an entire support system built to protect and serve my clients.

You benefit from:

• In-house marketing support

• Brokerage legal resources

• Experienced managing and principal brokers

• Specialized contracts and transaction forms

• Professional transaction coordination

• A trusted network of inspectors, contractors, designers, property managers, photographers, cleaners, handymen, and local service providers

I call it my invisible army.

These are people who answer my calls, solve problems, and help get things done because of the relationships I have built with them over many years.

The result is a highly organized, responsive, and bespoke real estate experience designed around one goal: helping you make a smart move while protecting what matters most.

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

 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.

UTAH REAL ESTATE PURCHASE CONTRACT