Buy Your Austin Home | Keep $12K+ Builder Commission | Flex Group
Buy Your Austin
Home · Done Right
(469) 865-2527 Start My Home Search

Buying a home in Austin? Don't do it alone. Especially a new build.

Watch RJ explain how it really works — 90 seconds ↓

90 seconds
RJ Avery, Managing Broker
TREC #0583622

New construction buyers we represent keep thousands at closing, paid from the builder's commission budget, not your pocket. Resale buyers get an 18-year Texas negotiator on their side. RJ Avery, Managing Broker. Lifelong Texan. Family of Texas developers and realtors.

Start my Austin home search with RJ

RJ personally walks every new client through their search criteria. Expect a call within one business day.
Buyer rep · builder-paid on new builds
Only 5 buyer consults this week
Your info stays with Flex Group. We never sell or share it.
By clicking continue or sign up, you agree to our linked Terms of Use and Privacy Policy.
* By providing your number, you are expressly consenting, in writing, to receive telemarketing and other messages, including artificial or prerecorded voices, via automated calls or texts from Flexgrouprealestate.com at the number you provided above, about real estate related topics. This consent is not required to purchase any goods or service. Message and data rates may apply, frequency varies. Text HELP for help or STOP to cancel.
18+
Years in
real estate
100+
Properties
served
$30M+
In client assets
transacted
TX Licensed Broker · TREC #0583622
Four things most Austin buyers don't know

Buying a home in Austin has changed. Most agents won't tell you how.

The 2024 NAR settlement rewrote how buyer representation works. The agents who get it are saving their buyers real money. The ones who don't are still doing it the old way, and their clients are leaving thousands on the table.

3%

Builders already pay your agent

Builders allocate up to 3% of the sale price for a buyer's agent. You pay the same price for the home with or without one. Most buyers walk away from it.

$0

The builder's rep works for the builder

The friendly person in the sales office costs the builder zero and represents the builder, not you. Walking in alone means you're unrepresented at the contract table.

#8

One of America's fastest-growing cities

Austin's population is up nearly 92% since 2020 — ranked #8 in the country for growth last year. Listings move fast. The right agent knows which neighborhoods are still deals and which ones are already overbuilt.

$70K

Austin keeps growing — faster than the national average

Austin remains one of the fastest-growing major metros in the U.S. — strong job market, no state income tax, and steady appreciation across Central Texas. Buyers who understand the long-term curve are positioning now.

Two ways to win in Austin

How we represent buyers, by what you're buying.

The math is different for new construction and resale homes. So is the strategy. Pick your track.

Track 1 · New Construction

The builder already budgeted up to 3% for an agent. Make it work for you.

Builders allocate up to 3% of the sale price to compensate a buyer's agent. You pay the same price for the home with or without representation. That money is already in the builder's budget.

An agent who works for YOU, not the builder. Builder reps represent the builder. RJ represents you. He reviews contracts, negotiates upgrades, and catches the boilerplate that costs buyers thousands.
A clear, written Buyer Representation Agreement up front. Negotiable, transparent, signed before any showing.
Builder commission above your BRA gets rebated to you at closing. Applied as a closing cost credit, rate buydown, or other allowed use under Texas law.
Family-of-developers expertise. RJ knows which builders cut corners, which contracts are buyer-friendly, and where the real margin lives.
Rebate amount and structure are set in your Buyer Representation Agreement and disclosed in writing before any showing. Builder rebates are subject to the builder's published commission policy at time of contract. All commissions are fully negotiable and not set by law. Rebates are paid from the buyer's agent's commission and disclosed on the closing statement per TREC rules.
Track 2 · Resale / Existing Homes

We negotiate to get your buyer commission paid by the seller, on every offer.

Since the 2024 NAR settlement, buyer commission is no longer offered on the MLS. It's negotiated directly with the seller on every deal. Most Austin sellers still cover it (commonly 2–3%) because it keeps their home competitive. But it has to be asked for in writing, every time.

A signed BRA before any showing. Your commission, written, negotiable, transparent. Never a surprise.
Seller-paid commission negotiated on every offer. We do our best to have the seller cover your buyer agent fee. in today's Central Texas market, this works on most resale deals.
If the seller won't cover it, you know up front. Before you fall in love with the house. You get the math, the options, and a real decision. Not a surprise at closing.
18 years of Texas negotiation. 100+ closed transactions. RJ knows which sellers will move on price, which won't, and how to write an offer that gets accepted.
Seller-paid buyer's agent commission is negotiated as part of each individual offer and is not guaranteed. The buyer remains responsible for any commission owed under the Buyer Representation Agreement that is not covered by the seller at closing. Flex Group will disclose the negotiation outcome in writing before any offer is finalized. All commissions are fully negotiable and not set by law.

RJ works for you.
Not the builder. Not the seller.

Every offer. Every contract. Every negotiation.
Selling your current home + buying your next?

We handle both sides. Coordinated, on your timeline.

If you're downsizing, upsizing, or selling-then-buying in the same window, you need one team running both transactions. Flex Group lists your current home at 1% and represents you on the purchase of your next. Coordinated closings, bridge financing options, and one point of accountability.

See the 1% seller side
18 years · 100+ Texas closings · We've seen it all

Which one are you?

Tap your situation. RJ has run a deal through every one of these. Usually more than once.

New construction

The builder already budgeted up to 3% for an agent. Make it work for you.

Builder reps work for the builder. RJ works for you. He reviews contracts line-by-line, negotiates upgrades and timeline, and rebates excess builder commission to you at closing per Texas law. The family-of-developers network means RJ knows which builders cut corners and which ones don't.

  • Line-by-line contract review (upgrades, change orders, warranty)
  • Builder-paid commission. You pay the same price for the home.
  • Rebate of excess commission to you at closing per BRA
  • Direct access to RJ's developer and builder network
Looking at a new build in Austin? Talk to RJ →
RJ reviews every buyer personally
No team handoff. The Managing Broker is your point of contact, start to finish.
Transparent BRA, fully negotiable
Your commission terms in writing before any showing. No surprises at closing.
One business day response
RJ calls every new buyer within one business day. Often same day.
Side by side

Typical buyer agent vs. Flex Group.

Most buyer agents weren't ready for the 2024 NAR settlement. Most don't have a family network of Texas developers. Most aren't going to argue with a builder rep on your behalf. We do.

What you get
Typical Agent
Varies
Often unclear
Flex Group
Clear
Written BRA up front
Written BRA before any showing
Often missed or rushed
Negotiates seller-paid commission on every offer
Sometimes
Rebates excess builder commission to buyer
Rarely
Austin + Central Texas market expertise
Often generalist · "I cover all of Central Texas"
18 years · lifelong Texan · 100+ Texas closings
Family network of Texas developers & realtors
No
Reviews every property and contract personally
Junior agent or assistant
Managing Broker · always
New construction contract review
Surface-level
Line-by-line · including upgrades, change orders, warranty
Off-MLS access (estate sales, pocket listings)
Rarely
Through RJ's Texas network
Response time on new buyer inquiry
2–3 days · sometimes never
One business day · often same day
Coordinated sell + buy in one window
Hand off to another agent
Same team · 1% listing on the sell side
What it costs you
Unclear · varies
Transparent · negotiable · often seller- or builder-paid
Buyer agent commission is set in your Buyer Representation Agreement and is fully negotiable. Seller-paid buyer agent commission is negotiated on each individual offer and not guaranteed. Builder rebates are subject to the builder's published commission policy at time of contract. All commissions are negotiable and not set by law. Per TREC §535.154–155 advertising rules.
Already know what you're looking for?

Browse Austin by what matters to you.

Search the full Flex Group home database by lifestyle, school district, or neighborhood. When you find something you love, talk to RJ before you call the listing agent.

Luxury homes in Austin
Luxury
Lake front homes in Austin
Lake Front
Golf course homes in Austin
Golf Homes
Pool homes in Austin
Pool Homes
RJ Avery, Managing Broker of Flex Group Real Estate
RJ Avery Principal & Managing Broker
Flex Group Real Estate
Meet your buyer's agent

Lifelong Texan. Family of Texas developers and realtors. 18 years and 100+ Texas closings. RJ has seen every play in the book.

RJ Avery grew up in Texas, in a family that built homes for a living. Watching contracts get drawn up at the kitchen table. Listening to deals get done — and undone. He's been around real estate his entire life. The 18 years on the license are just the part the state knows about.

When you buy a home with RJ, you're not getting a generalist with a Zillow profile. You're getting the network. The developers who know which lots are about to get released. The builders who'll let an upgrade slide. The title attorneys who can close on a 14-day timeline. The lenders who know how to navigate divorce, bankruptcy, relocation, and self-employed income. RJ knows them all. And they pick up his calls.

Licensed Managing BrokerTREC #0583622 · fiduciary duty to YOU, not to a builder or seller
Family network of Texas developersKnows which builders cut corners, which neighborhoods are about to flip, where the real margin lives
Three market cycles of Texas negotiation2007 housing crash, post-COVID frenzy, post-NAR settlement. He's closed deals through all of it.
Transparent BRA, fully negotiableYour terms in writing before any showing. No surprises at closing. Ever.
The receipts

What clients actually say about working with RJ.

18+ yrs
In Texas real estate
100+
Texas closings
$30M+
In client transactions
1·
Lifelong Texan
Google Review
★★★★★
"RJ was very professional, kind and he respond all my concerns, he did a wonderful job highly recommended. Keep the great work! I'll be using Flex Group in the future"
—
Verified Client
Austin area · via Google
Verified 5-star review
Google Review
★★★★★
"This is the best realtor you will EVER find. Top notch / knowledgeable / Knows his market better than anyone else. You can NOT go wrong here!"
—
Verified Client
Austin area · via Google
Verified 5-star review
5.0
★★★★★
Across verified Google reviews
Every review tells the same story.
Professional. Responsive. Knows the Austin market better than anyone. Read every word — unedited — from the buyers and sellers who trust RJ with their biggest financial decisions.
Read all reviews on Google
The questions buyers don't want to ask out loud

There's no scenario RJ hasn't seen. Let's get the hard ones out of the way.

Most buyer agents will dodge these questions. We answer them up front because we've handled every one of these situations. Usually more than once.

I'm in the middle of a divorce. Can I still buy a home?
In most cases, yes. But timing and structure matter. Texas is a community property state, so any home you buy before the divorce is finalized may be considered community property depending on how it's titled and funded. RJ has worked through dozens of these. We coordinate with your divorce attorney and lender so the timing works, whether that means waiting on the final decree, using separate property funds, or structuring as sole-and-separate. We won't give you legal advice (that's your attorney's job), but we'll make sure the real estate side runs clean.
I'm relocating to Austin for work. How do I buy before I move?
RJ handles relocation buyers regularly. Corporate moves, military families, or just people moving to Texas for opportunity. The process: virtual or video walkthroughs on RJ's phone, neighborhood comp packages emailed daily, school zone and commute analyses, then a focused two-day in-person trip to close on the short list. Many of RJ's relocation clients close without ever physically setting foot in the home until move-in. Happens all the time with people moving to the area.
I haven't sold my current home yet. Can I buy first?
Three or four options, depending on your situation. (1) Contingent offer: write your purchase contingent on selling your current home. Works in slower markets, harder in hot ones. (2) Bridge financing: your lender uses your current home's equity to fund the new purchase, then you sell within a defined window. (3) Sell first with a leaseback: sell your current home and negotiate to lease it back from the new owner for 30–90 days while you close on the new one. (4) Buy first, sell after: if you can get approved for your next home without selling your current one, this is often the easiest path — close on the new home first, then empty and prep your current one for sale on your timeline. Works when the budget allows. RJ runs the math on all four and tells you which fits.
Self-employed? Less-than-perfect credit? Past bankruptcy? Am I still eligible?
Probably yes. But you need the right lender. RJ has a short list of Central Texas-area lenders who specialize in credit-rebuild scenarios: recent bankruptcy (Chapter 7 typically 2 years out, Chapter 13 with reaffirmation), self-employed income, gig income, foreclosure recovery, or non-traditional credit. We'll get you a real pre-qualification before we tour a single home. No surprises, no embarrassment, no wasted weekends.
The market is wild. Should I just wait?
The honest answer: "wait" is rarely the right call if you're going to live in the home 5+ years. Here's the math RJ will run with you: at today's rates and prices, what's your monthly payment vs. waiting 12 months? Most buyers waiting for rates to drop end up paying more total because home prices in Austin historically appreciate 3–5% annually. We'll run the actual numbers for your situation. If waiting is the right call, RJ will tell you that too.
How do I know I'm not overpaying?
Before we write any offer, RJ pulls active, pending, and closed comps within a half-mile of the property, going back 90 days. Not a Zillow estimate. Actual MLS data. We look at price-per-square-foot, lot size, updates, days-on-market trend, and how the seller's been pricing. You see all of it before you write the offer. If the home is overpriced, RJ will help calculate an offer the home will actually appraise for — and we write the offer to that number, not the asking price.
I want a new build. Does the builder's rep represent me?
No. The friendly person in the sales office is paid by the builder. Their job is to close you at full price with maximum upgrades. They are not your advocate. When you bring RJ as your buyer's agent, three things happen: (1) the builder is often willing to pay RJ from their already-budgeted commission, so you pay the same price for the home, (2) RJ negotiates contract terms, upgrade pricing, and timeline on your behalf, and (3) any commission above what's owed under your Buyer Representation Agreement gets rebated to you at closing per Texas law. In some cases RJ may even be willing to rebate you a percentage of the 3% commission he receives, or use it to cover your multi-phase new construction inspection. Walking into a model home alone means you're unrepresented — and the builder is under no obligation to disclose the realities of the neighborhood, like nearby resale prices, recent comps, or how many homes in the area are being used as rentals.
What does the Buyer Representation Agreement actually commit me to?
Post-NAR settlement (August 2024), every buyer's agent must have a signed BRA before showing you a home. Ours is short, plain English, and fully negotiable. It specifies: (1) the term length (typically 60–90 days), (2) the geographic area we'll represent you in, (3) the commission amount or percentage, in writing, before any showing, (4) what happens if the seller covers all of it (you pay nothing OOP), and (5) how to terminate if it's not working. You'll have it in front of you to read, ask questions, and negotiate before you sign. No surprises, ever. RJ does everything possible to make sure the seller covers the buyer commission — and in the rare case we run into a non-compliant seller, the most you would pay out of pocket is 1%.
What if I sign the BRA and then change my mind?
The BRA is a contract, but it's not a trap. Our standard agreement includes a termination clause: you can end the relationship if it's not working. There are a few protections built in (we'd be paid if you buy a home we showed you within a defined window after termination, which is standard industry practice and protects against bad-faith termination). RJ has never sued a client. We'd rather you leave happy and refer a friend than be locked into a deal that doesn't fit. The agreement protects both sides, and we walk you through it line-by-line before you sign. At the end of the day, RJ doesn't want to work with anyone who doesn't want to work with him — and he's happy to be transparent the moment those situations arise.
Step 1 · Talk to RJ before your first showing

Start your Austin home search with the agent who's seen every play in the book.

Takes 60 seconds. No pressure, no obligation. RJ personally walks every new buyer through their search criteria, budget, and timeline. He follows up within one business day with a real plan.

What happens after you submit
  1. 1
    Within 1 business day
    RJ calls you personally. Not a sales rep. Not a virtual assistant. The Managing Broker, usually same day.
  2. 2
    On the call
    Real Austin market briefing. Neighborhoods, school zones, builder reps, current inventory. What's actually moving this week.
  3. 3
    Before any showing
    Your BRA, walked line-by-line. Fully negotiable, transparent, signed only when you're ready. No surprises at closing.
  4. 4
    If you need it
    Lender intros from RJ's short list. Central Texas lenders who handle hard scenarios cleanly: divorce, bankruptcy recovery, self-employed income.
RJ follows up within 1 business day
Personal call — not an auto-email
No obligation, no sales pressure

Start my Austin home search

RJ personally calls every new buyer. Expect a call within one business day.
Buyer rep · builder-paid on new builds
Only 5 buyer consults this week
Your info stays with Flex Group. We never sell or share it.
By clicking continue or sign up, you agree to our linked Terms of Use and Privacy Policy.
* By providing your number, you are expressly consenting, in writing, to receive telemarketing and other messages, including artificial or prerecorded voices, via automated calls or texts from Flexgrouprealestate.com at the number you provided above, about real estate related topics. This consent is not required to purchase any goods or service. Message and data rates may apply, frequency varies. Text HELP for help or STOP to cancel.
Flex Group Real Estate

Full-service buyer representation and 1% seller listings across Austin, Round Rock, Cedar Park, and the greater Central Texas metro. RJ Avery, Managing Broker.

Contact

(469) 865-2527 [email protected] flexgrouprealestate.com
433 Ardsley Ln
Austin, TX 78704
© 2026 Flex Group Real Estate. RJ Avery, Managing Broker · Texas Real Estate Commission License #0583622.
Buyer representation disclosure (TREC §535.155 + 2024 NAR settlement): Per the 2024 NAR settlement, a written Buyer Representation Agreement (BRA) is required between Flex Group Real Estate and any buyer prior to the first home showing. The BRA specifies the buyer's agent commission as a specific, objective amount (percentage, dollar amount, or hourly rate) and is fully negotiable. The buyer's agent commission cannot exceed the amount specified in the BRA, regardless of any offer of compensation from the seller or builder. Seller-paid buyer's agent commission is negotiated as part of each individual offer and is not guaranteed; the buyer remains responsible for any commission owed under the BRA that is not covered by the seller at closing. Builder rebates on new construction are paid from the buyer's agent's commission and are subject to the builder's published commission policy at time of contract; rebate amount and structure are disclosed in writing in the BRA before any showing and on the closing statement per TREC rules. All commissions are fully negotiable and not set by law. Information About Brokerage Services (IABS) and Consumer Protection Notice available at trec.texas.gov. Equal Housing Opportunity.
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