Austin Buyer Representation — Eleven Oaks Realty
Work With an Austin Buyer’s Agent You Can Trust
You reached out because you want to see a home, get your questions answered, or start figuring out whether buying makes sense right now. That’s exactly where we like to begin. At Eleven Oaks Realty, we’ve been helping buyers find the right home since 1978. Our job is not just to open doors and write offers — we’re in your corner from the first conversation through the final signature.
How We Get Started
Before showing you any home, whether in person or virtually, we’ll ask you to sign a Buyer Representation Agreement. That’s a requirement following the 2024 NAR settlement, and it applies to all agents across the country.
Here’s what that looks like in practice: at our first meeting, we use a one-day agreement. There’s no long-term commitment. You get to ask your questions, see how we work, and decide whether we’re the right fit. If we decide to move forward together, we sign a longer-term agreement from there.
That first meeting is also where we learn what you’re looking for, talk through your timeline and budget, and make sure you’re set up to move quickly when the right home comes along.
What We Charge
Buyer Representation Fee
We negotiate hard to get the seller to cover that fee as part of your offer. In the current Austin market, we’re frequently successful. But under the 2024 NAR settlement rules, it’s not guaranteed.
If the seller won’t cover it, we can explore building the fee into the purchase price so there’s no surprise out-of-pocket cost at closing. You’ll know the full picture before you ever make an offer.
What We Do For You
Buying a home involves a lot more than finding a listing you like. Here’s what we handle on your behalf from start to finish:
- Pre-offer preparation. We help you understand what needs to be in place before you make an offer, including pre-approval, proof of funds, and how to position yourself competitively from day one.
- Honest property evaluation. We’ll tell you if a home is priced right, flag issues worth watching, and show you how it compares to what’s currently on the market. We’d rather tell you something hard than help you buy the wrong home.
- Offer strategy. Austin’s market requires a clear approach. We advise on price, terms, and structure to give your offer the best possible chance without overpaying.
- Option period and inspections. We walk you through the inspection process, help you understand what’s worth negotiating, and advise on when to ask for repairs, a price reduction, or walk away entirely.
- Closing coordination. We stay on top of the transaction from contract to close, keeping you informed and making sure nothing falls through the cracks.
Why Buyers Work With Eleven Oaks Realty
Eleven Oaks Realty has been helping buyers and sellers since 1978. Our team brings more than 60 years of combined experience and has helped clients close more than $300 million in transactions across Austin and the surrounding area.
Rebecca Jacks, our broker associate, has been licensed since 2007 and brings more than 20 years of hands-on experience to every transaction. She holds the CRS, ABR, and SFR designations, reflecting specialized training in buyer representation, negotiation, and market analysis.
A few things that set us apart:
- Honest advice over happy talk. We’d rather tell you a home has problems than help you buy the wrong one. You’ll always get our real read on a property, a neighborhood, or a deal.
- Deep local knowledge. We know Austin’s neighborhoods, the surrounding suburbs, and how different areas compare across price points, commute times, and long-term value.
- Data-driven guidance. Every recommendation we make is backed by current market data, not gut feelings or pressure to close.
- No pressure, ever. You’re making one of the biggest financial decisions of your life. We’re here to give you information and advocate for your interests, not push you toward a faster close.
- Responsive and reliable. You’ll always know where things stand. We keep you informed throughout the process and return calls and messages promptly.
Buying From Out of Town?
If you’re relocating to Austin from another city or state, we work with out-of-state buyers regularly.
We can tour homes on your behalf using detailed video walkthroughs so you can see a property without booking a flight for every showing. That way, you can narrow the field before committing to a trip to Austin, and focus your time here on homes that are genuinely worth seeing in person.
We’ve helped many buyers go from “I’m thinking about Austin” to closing day with far fewer trips than they expected. Read more about relocating to Austin on our blog.
Questions Buyers Ask Us Most
Do I have to sign a long-term contract before we start?
No. At our first meeting, we use a one-day agreement. There’s no long-term commitment until you decide you want to work with us. We want you to feel confident about the partnership before we ask you to commit to anything.
Who pays the buyer’s agent commission?
Our fee is 3%. We negotiate hard for the seller to cover it as part of your offer, and we’re frequently successful in the current Austin market. If the seller won’t cover it, we can discuss building it into the purchase price so it doesn’t come out of pocket at closing. Learn more about how buyer’s agent commissions work in Austin.
What if I already have a specific home in mind?
Great, let’s look at it together. We’ll pull the data, give you an honest assessment, and help you figure out whether it’s worth making an offer and what that offer should look like.
Can you help me if I’m not ready to buy yet?
Yes. Some buyers come to us two or three months before they want to move. Others start the conversation a year or more out and use that time to get pre-approved, build their savings, and get clear on what they’re looking for. Either way, the earlier you reach out, the better positioned you’ll be when the right home comes along. There’s no pressure and no timeline we’re trying to push you toward.
How do you work with first-time buyers?
The same way we work with experienced buyers, but with more explanation at each step. First-time buyers often have the most questions, and that’s completely fine. We’d rather take the time to make sure you understand each decision than rush through a transaction.
What areas of Austin do you cover?
We serve buyers throughout Travis, Williamson, and Hays Counties. That includes Austin, Round Rock, Georgetown, Cedar Park, Leander, Pflugerville, Kyle, Buda, Dripping Springs, and all communities across those three counties.
Can you help me buy a home virtually?
Yes. We tour homes on video for out-of-state buyers regularly, giving you a thorough walkthrough so you can evaluate a property without flying in for every showing. Many of our relocation clients have purchased Austin homes without seeing them in person until shortly before or after closing.
What makes Eleven Oaks different from other Austin buyer’s agents?
We lead with honest information, not a sales pitch. We’ve been doing this since 1978, we know Austin’s market deeply, and we’ll tell you the truth about a property even when it’s not what you want to hear. We’d rather lose a deal than help you buy the wrong home.
Ready to Talk?
If you’d like to schedule a conversation, ask a question, or just get a feel for whether we’re the right fit, reach out below. We typically respond within one business day.
Eleven Oaks Realty • Serving Travis, Williamson, and Hays Counties • License #611354 • Contact Us
