Buy-side representation.
Curated, not catalogued.
Working buyers don’t want a feed of forty new listings every Friday. They want three properties that actually fit, walked in person, with the comp file in their hands before the showing — and an honest answer when something on the list shouldn’t be on the list.
Five things buyers actually get.
- № 01
Off-market access, vetted before you see it.
Voss runs an active off-market book — typically 12-18 properties at any given moment, between $4M and $40M. We pre-screen the property and the seller before either appears on your radar.
- № 02
Comp file delivered before the showing.
By the time we walk a property together, you'll have the 12-month comp set, the building's transaction history, the operating-cost stack, and the renovation premium estimated for what you'd actually do.
- № 03
First-position offer strategy on competitive deals.
When the listing has 14 showings on a Saturday, we don't get into a price war on Sunday. The offer is structured for terms — diligence, financing, closing date — that the seller's broker can't match elsewhere.
- № 04
Due diligence, run by working professionals.
Closing attorney, building engineer, and (when warranted) tax counsel are all on the team. A $14M apartment gets a $14M-grade workup — not a checklist passed to a junior.
- № 05
Honest noes.
Roughly a quarter of buyer engagements end with us recommending against the property. We'd rather lose the commission than sell you something that won't list well in five years.
Six steps, written down.
The process is the same for every buyer engagement. Tempo varies — some clients close in eight weeks, some in eight months — but the structure holds.
- № 01
Intake — 30-minute call.
We talk about the bracket, the geography, the timeline, and the must-haves. By the end, both of us know whether the relationship makes sense. No pressure either way.
- № 02
Brief — written, signed.
Within a week of the intake, you get a written buyer's brief: target neighborhoods, target buildings, target price range, and the search criteria. We work to that document.
- № 03
Curation — three properties at a time.
We don't send weekly digests of 40 listings. We curate three properties per round, with a memo on each — including off-market introductions where they exist.
- № 04
Showings — by appointment, walked together.
Properties are shown in person, by appointment. I attend every showing — no junior coverage. We typically see 6-9 properties before an offer goes in.
- № 05
Offer — structured, not improvised.
The offer goes in with the financing pre-letter, the diligence schedule, and a thirty-second narrative about who you are. Sellers' brokers respond differently to a structured package.
- № 06
Close — same network, same hands.
Closing attorney, building engineer, and (when relevant) appraiser are coordinated from our side. You get one weekly status email and one Sunday call until close.
“We saw nine houses with Olivia in eleven months — and twelve more she told us not to bother with. The one we bought was the third one she introduced. She was right about all twelve of the noes.”— J. Hamilton, buyer · Bridgehampton · 2024
Half the book is off the public listing system.
Off-market access is the part of buyer representation that justifies the buyer’s broker entirely. The public MLS shows you what every other buyer also sees. Off-market shows you what the seller hasn’t yet decided to make public — usually because of privacy, sometimes for tax reasons, occasionally because they aren’t certain they want to sell yet.
We share off-market introductions only with active engaged buyers, and only after a 10-minute intake call and a signed NDA. The flow is small, intentional, and consistent — typically two introductions per quarter for an actively-searching buyer.
- Q 01
What's the typical bracket you work with?
Buyer engagements are usually $5M and up in Manhattan; $8M and up in the Hamptons. We make exceptions for first transactions where the family is positioned to grow into the higher tier within five years.
- Q 02
How are you compensated?
Standard 2.5% buyer-side compensation, paid by the seller through the listing broker. We don't charge a buyer-side retainer, and we don't accept any other fee for the relationship.
- Q 03
Will you represent both sides of a deal?
No. If you're interested in a Voss listing, we recommend you bring your own buyer's broker — happy to make introductions to colleagues at Sotheby's, Compass, or Brown Harris Stevens.
- Q 04
How exclusive is the engagement?
Not contractually exclusive — there's no buy-side exclusivity agreement. In practice, working with two agents simultaneously creates conflicts that hurt your offer position; most buyers commit to one.
