Best Real Estate
Agent in Traverse City

Traverse City


Amber Cyman Real Estate in Traverse City MI

Amber Cyman loves helping people find their dream home and has mastered the art of developing a blueprint to sell homes. Amber attributes her success to understanding the individual needs of each client, as well as their comfort with the purchase/ sale process. Her listening talents, combined with her unbeatable memory, work ethic, and negotiation skills allow her to service her buyers/ sellers most effectively. Amber loves living in Traverse City and wants buyers and sellers to get the best outcome possible. 

What Separates Amber Cyman Real Estate From The Crowd?

Repeatable Processes & Captive Audiences Are What Separate Amber Cyman Real Estate from Other realtors in Town.
Amber prides herself in successfully bringing a property and client together through strategic marketing plans. Being a natural negotiator, she stays calm and focused through what can potentially be a complex and stressful time. Amber’s access to many online communities, groups, and local organizations are necessary when advertising homes and finding properties before they are listed. She is the Facebook admin for the Michigan, Traverse City Community, Friends of Torch Lake, Leelanau, Old Mission Community, Acme, and many others which give her a strategic advantage few realtors can offer. These groups have over 100k people in them. Other agents do not have that kind of reach.

Advanced Technology Gives Her Clients A Competitive Advantage

She is also CEO of which allows her buyers inside look at homes entering the market as well as better advertising for her sellers. All of this enables Amber to offer a well-rounded approach to navigating the northern michigan real estate landscape, bringing to life the nuances and charms that the area and it’s real estate market has to offer.

Family Matters

As a mother of four children Amber is personally involved in the decisions all families face in choosing a neighborhood, home, and appropriate schooling. With selling a home or business she also has the personal experience of the stress and sadness in selling a property that was once their forever home. Amber understands that part of being a real estate agent also is being a psychologist. This is parly in jest, but for those that have been through a sale or purchase, you know the highs and lows that are involved. Amber knows how to keep her clients focused and steady through the process.

Work With An Award Winning Real Estate Agent For Sales & Satisfaction

Amber was voted 2019 Traverse Magazine “Red Hot 10 Best Realtors” for Northern Michigan as well as receiving the Bronze, Silver, and Gold Awards from Real Estate One. She is also very active within the community in groups such as: Child Family Services, Harvest MOPS group, Immaculate Conception PAC, and being a licensed foster parent through Bethany Christian Services.

What Is A Real Estate Agent?

A real estate agent is a licensed professional who arranges real estate transactions by putting buyers and sellers together and acting as their representatives in negotiations. Real estate agents are licensed to help sellers sell and buyers buy real estate.
They are licensed to operate, negotiate, and arrange sales under the supervision of a real estate broker. Negotiating and arranging sales involves showing property, listing a property, filling in contracts, listing agreements, purchasing contracts, and many other responsibilities.
Real estate agents are usually compensated completely by a commission, which is a percentage of the property’s purchase price. Their income therefore depends on their ability to close a deal.
A vast majority of real estate agents are engaged in residential real estate listing and sales.

What Does A Real Estate Agent Do?

A real estate agent performs different duties, depending on whether they are working for the buyer or the seller. When working for a seller—also known as listing agents—the real estate agent advises the client on how to price the property and prepare it for sale. They may give tips on last-minute improvements that can boost the price or encourage speedy offers.
Seller agents market the property through mls listing services, networking, and advertisements.
Agents working for the buyer search for available properties that match the buyer’s price range and preferences. These agents often look at past sales data on similar properties to help prospective buyers come up with a fair bid.
Real estate agents act as go-betweens for the principal parties. They carry offers and counter-offers that lead to a deal. Once a bid is accepted, agents on both sides often continue to work by helping their clients through the paperwork. They will shepherd the deal all the way to closing.

What Does A Buyer’s Agent Do?

An agent working with buyers has a lot of responsibilities. Although it used to be said that agents “live or die by listings,” nowadays, established dedicated buyer agents can still do very well. A buyer’s agent helps their client locate and view homes that meet their requirements.
Beyond that, they also help the buyer secure a mortgage, craft an initial offer, negotiate, create counter-offers, coordinate and schedule appraisals, deliver and explain all documents, and work with them through the closing. A good agent will help the buyer get their keys.
Real estate agents also provide valuable pieces of advice regarding the market conditions, the area, and the pricing of properties. A buyer’s agent will be the first to inform their client if their homes of interest are priced right or not. After a purchase contract is executed, the buyer’s agent will coordinate the transaction process on the buyer side.

What Does A Seller’s Agent Do?

A seller’s agent is in charge of getting the best deal for their client. This comes with many duties and responsibilities such as entering the home into the MLS database, marketing the home to other agents and brokerage members of the MLS, marketing the home in different media and online outlets, and reporting any interest and feedback from buyers who have seen the home—among other things.
Perhaps the most important part of the agent’s job is getting the property on the local Multiple Listing Service or MLS because it is a database shared among all local brokerage members. This significantly speeds up the process of finding a potential buyer.
In order to sell a property, the agent needs to determine the home’s value in the current market. Then they will guide the seller through the process of listing and showing their home to potential buyers. The real estate agent will schedule and/or supervise these home showings and answer all questions.
When a buyer makes an offer, the agent will help the seller get the price that they want, and later on obtain a signed purchase agreement. The seller’s agent does everything it takes to coordinate the process from signing the contract to closing the deal.

How Do Real Estate Agents Get Paid?

Real estate agents get a commission for every deal they close. This is a percentage of the property’s sale price. The more the house sells for, the more money an agent makes. However, the online listings allow consumers to do much of the shopping on their own without help from an agent. This is the reason why the traditional commission-based payment structure is gradually shifting.
A few brokerages are now charging a lower commission for more expensive houses. On the other hand, some handle the entire transaction for a flat fee which is less than a regular commission.
Other companies offer a fee-for-service pricing structure. This allows sellers to pay only for certain parts of the sale process, rather than for the entire bundle. For example, a seller may opt for just the listing on the MLS.

What Is A Typical Realtor Fee?

Realtors help sellers price their homes attractively. But beyond that, they also make sure the houses look their best when showing them to potential buyers; negotiate on behalf of the sellers’ best interests; and guide their clients toward the finish line: a closed deal. Realtors also work with lawyers, bankers, and inspectors to coordinate various aspects of buying or selling the property.
It’s a lot of work. But realtors do get incentive for working hard. Realtors often earn about 5 to 6 percent of a home’s selling price. This is paid only when the house is finally sold.
However, like most things associated with real estate, the realtor’s fees and commission may be negotiated.

Is There A Difference Between A Realtor And A Real Estate Agent?​

The terms “realtor” and “real estate agent” are constantly thrown around somewhat interchangeably. But the truth is that there is one key difference between these two professions. The reason they are always compared is because both are state licensed professionals that help clients buy and sell property.
Realtors, however, are active members of the National Association of Realtors, which gives them a specific code of ethics to work by.
Real estate agents and realtors share a very similar working environment. They also have a similar set of responsibilities. Both work in real estate offices, travel to properties, stage open houses for sellers, and present homes to buyers. Realtors are real estate agents. As members of the National Association of Realtors, they need to pay yearly dues and follow the Association’s code of ethics.

How Do I Find A Real Estate Agent?​

For those who are looking to buy or sell a property, there are a couple of ways to find a real estate agent. Plenty of websites can refer agents. Friends and loved ones can also recommend agents they have worked with in the past.
It’s also a good idea to research the top real estate companies in your area. Look up profiles of individual agents at nearby offices and learn more about their experience. Read client reviews or comments to get an idea of what it is like to work with them.
Meeting real estate agents in a non-threatening work environment can work wonders. Interact with agents by simply attending open houses. Collect business cards and take note of the agents you meet. During open houses, you get to see how the agent works and how they show the home. The goal is to find someone polite, informative, and knowledgeable. The agent will be pointing out features and giving tours

Do Realtors Cost Money?

As a buyer, the agent and the seller’s agent will split the commission fee, which is typically 5 to 6 percent of the purchase price of the home. This fee is technically paid by the seller, but it is factored in to how much sellers list their home for.
These fees get ‘baked’ into a home’s listing price. The commission is therefore passed onto the buyer when purchasing a home.
Before the internet, buyers’ agents had to pull home listings for their clients, drive them around on home tours, and handle all paperwork manually. Today’s buyers often prefer to house hunt on their own.
The 2.5 percent commission mostly helps cover sunk costs rather than the time they spend helping get the offer accepted. So while the work has evolved, the fees haven’t.

How Long Does It Take To Buy A House?​

While buying a house is a thrilling endeavor, it can take a lot longer than people expect. There are many financial hoops buyers need to jump through before they get the keys. For starters, even finding a home that suits their budget and preferences can be tricky and time-consuming.
On average, a homebuyer can spend a few days going through the initial pre-approval process, which may take anywhere from a few weeks to a few months, shopping for the right home.
Now if the buyer already has a prospect, the process will depend on how smoothly negotiations go and how fast the paperwork can be done, among other factors. It may take 30 to 45 days to finally close the deal.
The timeline may be affected by various factors such as the local market, the financing situation, the number of homes for sale in the buyer’s price range, etc.

Is It Cheaper To Buy A House Without A Realtor?​

Some buyers hesitate to work with a realtor because they don’t want to be saddled with realtor fees. So for those who are wondering whether they need a realtor to buy a house, the answer is no. Typically though, sellers pay the commission, and not the buyers. And even for sellers, the commission is just about 5 to 6 percent of the home’s purchase price.
Going through the process without a realtor is risky and challenging. Real estate agents are professionals who work on behalf of their client and advocate for their best interests—after all, they only get paid once the deal is closed, so they want it to go as smoothly as possible. The realtor will have their client’s back in negotiations. They can also understand the more complex terms in contracts.
There are many legal loopholes that can get overwhelming and confusing for someone who is not well-versed in the real estate business.
So while it is possible to buy a house without the assistance of a realtor, it is still more difficult. A real estate agent will help you find a home that matches the budget and your preferences. They will negotiate an offer and discuss counter-offers. They will present the house and give a lot of helpful information about the features and the neighborhood. They will also decipher the paperwork and guide the client until the deal is closed.

What Are Closing Costs On A House?​

Closing costs include a variety of expenses above the purchase price of the property. These expenses include taxes, a title search, lender costs, an attorney, title insurance, and other upfront housing expenses such as homeowners insurance.
For a first time homebuyer, closing costs can complicate the home purchase because these things have to be included in the budget. Some of these costs are non-negotiable. For example, recording or transferring taxes charged by the state or local government is a non-negotiable closing cost. Others can be negotiated, such as your lender’s fee.
The amount a buyer will pay in closing costs varies based on the size of the loan and local taxes and fees. However, a general rule is that they average 2 percent to 5 percent of the purchase price. For instance, if a house is being bought for $300,000, the total closing costs could range from $6,000 to $15,000.
The national average for closing costs on a single family home in 2018 was almost $5,800—this includes taxes, according to data provided by the company ClosingCorp.
There are essentially three sections of closing costs that buyers need to pay: lender fees, title fees, and prepaid costs. Some lenders wrap all of their costs into an origination fee, while others break them into a list of things like appraisal costs, processing fees, courier fees, transfer taxes, and administrative fees.
Meanwhile, about 70 percent of closing costs are title-related. Title insurance premiums don’t vary much, but the settlement fees can vary by several hundred dollars from one company to another. Lenders require buyers to purchase title insurance that covers the lender up to the amount loaned.
Lastly, prepaid costs are when lenders require borrowers to set up an escrow or impound account to collect homeowners insurance and property taxes.
Both buyers and sellers have expenses to pay at the settlement table, but what they pay depends on negotiations between buyers and sellers.

What Kind Of Credit Score Do You Need To Buy A House?​

A person’s credit score plays a major role in their ability to secure a mortgage loan. Not only does it impact their initial qualification for a loan, but it also influences their interest rate, down payment requirements, and other terms of their mortgage.
For those who are planning to buy a home, they need to know that some loan types require a minimum score of 640 for conventional loans, while others go down to 500 for some FHA loans.
If the person’s score is low, it means they are a risky bet for a lender. It means that there’s a bigger chance they won’t be able to pay their bills on time. To compensate for the extra risk, lenders will boost the interest rate to protect themselves.
A review of Credit Karma members shows that the average credit score for first time homebuyers in the US is 684, a number that varies depending on where you live.

Why Work With Amber Cyman?

Our team would love to help you buy or sell your next property. We have been in real estate since 2013 and we know the Northern Michigan market. Our roots are here. From Elk Rapids to Glen Lake to Traverse City, we know the countryside, lakes, and neighborhoods after so many successful closings. We would love to make you our latest success story.

What Areas Does Amber Work In?

Amber works in Grand Traverse County, Leelanau County, Antrim County and most places within 45 minutes or so of her office in Traverse City.

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