When you hire a buyer’s agent in Virginia Beach, you are getting someone whose legal duty is to represent your interests, not the seller’s. At AUL Homes, that means Maureen Montealegre and the Aulegre Real Estate Team at Iron Valley Real Estate guide you from your first conversation to the day you get your keys.
This page explains exactly what our buyer representation includes, how the written buyer agreement works, and how buyer-agent compensation is handled under today’s rules. No vague promises, just a clear picture of what to expect.
Why Buyer Representation Matters
The listing agent works for the seller. Their job is to get the seller the best price and terms. When you buy without your own representation, nobody in the transaction has a duty to advocate for you.
A dedicated buyer’s agent:
- Helps you understand fair market value before you offer
- Negotiates price, repairs and terms on your behalf
- Keeps your financial details and motivations confidential
- Manages deadlines so you do not lose protections
- Flags concerns with the property, the neighborhood or the contract
Step 1: Your Consultation and the Buyer Agreement
We start with a conversation about your goals, timeline, budget and must-haves. Whether you are a first-time buyer, relocating on military orders, looking for land to build on, or downsizing, we tailor the plan to you.
Before we tour homes together, we sign a written buyer brokerage agreement. Virginia requires buyer representation to be in writing, and current industry practice requires it before touring with an MLS participant. The agreement covers:
| Term | What it means for you |
|---|---|
| Services | What we will do for you during the search and transaction |
| Duration | How long the agreement lasts |
| Compensation | The amount or rate, and how it may be paid |
| Property scope | Whether it covers all homes or specific areas or types |
| Termination | How either party can end the agreement |
We go through every line together. If something does not fit your situation, we talk about it before you sign.
Step 2: A Focused Home Search
Once we know what you want, we set up a search that fits. Because we belong to the local, state and national REALTOR® associations and the Multi-List, we can show you any home for sale with any company.
Our search support includes:
- Customized MLS alerts so you see new listings quickly
- Guidance on neighborhoods across Virginia Beach, Norfolk, Chesapeake and the rest of Hampton Roads
- Help evaluating flood zones, association rules and commute times
- Access to single-family homes, condos and apartments, luxury estates and land
Step 3: Showings and Honest Feedback
We tour homes with you in person, or by live video if you are relocating. We point out what we notice: signs of moisture, roof age, layout quirks, traffic noise. Our job is to help you see the home clearly, not to talk you into it.
Step 4: Pricing and Writing Your Offer
When you find the right home, we pull recent comparable sales and talk through what a fair offer looks like. Then we help you structure an offer that balances strength with protection:
- Price based on market data
- Earnest money deposit and closing timeline
- Inspection, financing and appraisal contingencies
- Requests for seller-paid closing costs, if appropriate
- Any special terms, such as a rent-back or personal property
Step 5: Negotiation
Negotiation happens at several points, not just on price. We negotiate the initial offer and any counteroffers, repairs or credits after inspection, and solutions if the appraisal comes in low. We advocate for your interests at every turn and keep you informed so you make the final decisions.
Step 6: Inspections and Due Diligence
We help you schedule the home inspection and any specialized inspections, review the reports with you, and prepare repair requests. We also make sure you receive and understand required disclosures and any association resale documents.
Step 7: Coordinating to Closing
Between contract and closing, a lot of people are involved: your lender, appraiser, settlement agent, inspectors and the seller’s agent. We keep everyone on schedule, track deadlines, and attend the final walk-through with you. At settlement, we are there to answer questions and make sure everything matches what was agreed.
How Buyer-Agent Compensation Works Now
Industry practice changed in 2024. Offers of compensation to buyer’s agents are no longer advertised in the MLS, and buyers now agree in writing to their agent’s compensation before touring. Here is what that means in practice:
- Compensation is negotiable and stated in your buyer agreement
- The seller or listing broker may still offer to pay the buyer’s agent, in which case it can reduce or cover what you owe
- You can ask the seller to contribute toward your agent’s compensation as part of your offer
- Any remaining amount would be your responsibility under the agreement
Our approach is simple: we discuss compensation openly at the start, explain the options for each home you consider, and structure offers with that in mind. No surprises at the closing table.
What We Ask of You
Representation works best as a partnership. To help us serve you well, we ask that you:
- Share your real budget, timeline and priorities, including the things you are unsure about
- Get pre-approved early so we can move quickly when the right home appears
- Let us know if your plans, finances or must-haves change during the search
- Reach out with questions any time; there is no such thing as a silly one in a home purchase
- Loop us in before contacting listing agents or builders directly, so your representation stays clear
In return, you can expect prompt communication, straight answers and an advocate who keeps your interests first from the first showing through the final signature.
Specialized Support
Every buyer’s situation is different, and we can help with:
- Military and PCS moves, including VA financing and remote buying (see our VA loan comparison)
- First-time buyers who want every step explained
- Land and new construction purchases
- Investment property buyers evaluating rental potential
- Downsizers moving from a larger home
Choosing the Right Agent
You should feel confident in whoever represents you. If you are still comparing agents, our guide on how to choose a realtor in Virginia Beach offers interview questions, and our 10-point agent evaluation framework helps you compare candidates fairly. You can also learn more about Maureen and the team.
Let’s Talk About Your Home Search
Maureen Montealegre and the Aulegre Real Estate Team serve buyers throughout Hampton Roads from our office at 200 Bendix Road, Ste. 270, in Virginia Beach. Schedule a consultation, call Maureen’s cell at 219-406-1757, or reach the office at 757-645-9700.
Frequently asked questions
Do I have to sign a buyer agreement before touring homes?
Yes. Under current practices, buyers working with an MLS participant sign a written agreement before touring homes with that agent. Virginia law also requires buyer brokerage relationships to be documented in writing. We walk through every term with you before you sign.
Who pays the buyer's agent?
Compensation is negotiable and is spelled out in your buyer agreement. Depending on the deal, it may be paid by the seller or listing broker, by the seller as a concession in your contract, by you, or through a combination. We discuss options openly at the start.
Can AUL Homes show me homes listed by other companies?
Yes. As members of the local Multi-List (MLS), we can show you any home for sale listed with any participating company, along with new construction and for-sale-by-owner properties when appropriate.
