Luxury Property Solutions, LLC

MENU

Representation Agreement — Luxury Property Solutions, LLC
Luxury Property Solutions, LLC

Representation Agreement — Waterfront & Dock-Home Program

Sign digitally. A copy will be sent to team@lpslama.com and the Buyer’s email. After signing you’ll proceed to checkout to pay the one-time representation service fee. STR management fees below are separate and billed under the LPS STR program if you enroll.

What this fee covers: locating dock-ready waterfront properties, negotiating purchase terms, structuring seller concessions, coordinating due diligence, and performing short-term rental setup and onboarding (staging, listing setup, initial pricing, vendor introductions). Ongoing STR management is optional and described below.

Agreement (Preamble)

This Agreement is made as of _____ between Luxury Property Solutions, LLC (“Broker”) and _____________________ (“Buyer”).

Services Included with the One-Time Representation Fee

  • Targeted property sourcing (including off-market outreach) for dock-ready waterfront homes;
  • Negotiation of purchase terms and seller concession strategy;
  • Coordination of due diligence (dock inspections, structural reviews, surveys, permitting introductions);
  • Short-term rental (STR) setup & onboarding: staging support, professional photography coordination, listing creation, initial pricing strategy, and launch support.

One-Time Representation Fee

Buyer agrees to pay a one-time, non-refundable representation and service fee of:

$10,000.00

This fee is for professional services as described above and is separate from any brokerage commissions that may be paid by a seller, listing broker, or third party. Unless explicitly agreed in writing by Broker, this fee is not credited toward Buyer’s closing costs or down payment.

Short-Term Rental (STR) Management — LPS Services (Optional Enrollment)

If you want LPS to manage the property as an STR after closing, select below. STR management is a separate arrangement and will be billed per the terms you accept at that time.

Covers furnishing coordination, initial supplies, listing optimization, and launch support.
Example: 20 = 20% of gross bookings retained by LPS as management fee.
If management fee falls below this amount, the monthly minimum will apply.
Select how cleaning fees should be handled.

Terms & Conditions

1. Appointment of Broker & Scope

Buyer hereby engages Luxury Property Solutions, LLC (“Broker”) as Buyer’s real estate broker to assist with locating, analyzing, and negotiating the purchase or control of waterfront and dock-home properties suitable for boat docking and/or STR use in the agreed-upon markets. Broker may also assist in property strategy, deal structure, and seller concession planning.

2. Term & Exclusivity

The term of this Agreement begins on the Effective Date and continues for twelve (12) months, unless canceled earlier in writing by both parties. During the term, Buyer agrees to work exclusively with Broker for the purchase or control of waterfront or dock-home properties within the target areas identified with Broker.

If Buyer (or any entity related to Buyer) acquires or enters into a contract to acquire a property that was introduced, shown, analyzed, or presented by Broker during the term, or during a six (6) month protection period after expiration, Buyer agrees that Broker shall be deemed the procuring cause and is entitled to any applicable compensation as described here.

3. Compensation & Representation Fee

  • Buyer agrees to pay the one-time non-refundable representation fee of $10,000.00 at the time of signing, via the checkout link provided after execution of this Agreement.
  • This fee compensates Broker for search, strategy, negotiation, creative deal structuring, due diligence coordination, and STR setup/onboarding support, whether or not Buyer ultimately closes on a property.
  • Broker may also receive separate brokerage commissions from a listing broker, seller, or third party under MLS rules or separate agreements. Buyer authorizes Broker to accept such compensation.
  • Unless otherwise agreed in a signed writing, this representation fee is not a credit toward Buyer’s down payment, closing costs, or STR fees.

4. Buyer Responsibilities

  • Provide accurate financial information and promptly update Broker on changes in qualifications or objectives;
  • Engage and pay for Buyer’s own legal, tax, and financial advisors as needed;
  • Cooperate in scheduling showings, inspections, due diligence, and underwriting items requested by lenders;
  • Direct any waterfront/dock-home leads or inquiries in the target area to Broker during the term.

5. Short-Term Rental (STR) & Income Projections

Any STR projections, income estimates, or occupancy scenarios are illustrative only and not guaranteed. Actual results will vary based on market conditions, regulations, seasonality, pricing, guest behavior, and property-specific factors. Buyer understands that STR performance is inherently speculative and that past performance does not guarantee future results.

6. Creative Funding & Deal Structures

Broker may suggest creative structures (e.g., temporary investor funding, seller credits, option structures, blended equity, or other non-traditional approaches). These are presented as business concepts only. Broker is not acting as an attorney, CPA, financial advisor, or securities professional. Buyer agrees to have any such structures reviewed by independent legal and tax counsel and acknowledges that all final terms must be acceptable to Buyer, Seller, Lender, and Title Company.

7. No Legal, Tax, or Investment Advice

Broker does not provide legal, tax, accounting, or investment advice. Buyer is strongly encouraged to consult with Buyer’s own attorney, CPA, and financial advisor before entering into any purchase contract, STR arrangement, or creative funding structure.

8. Termination

Buyer may terminate this Agreement in writing, prospectively, at any time. However, the representation fee is non-refundable once paid, and the protection period described above shall survive termination as to properties introduced during the term. If Buyer closes on such a property, Broker’s right to the applicable compensation remains intact.

9. Miscellaneous

  • This Agreement shall be governed by the laws of the State of Florida.
  • If any provision is found unenforceable, the remaining provisions shall remain in full force and effect.
  • This Agreement may be executed electronically and in counterparts, each of which shall be deemed an original.
  • This document, together with any incorporated addenda, constitutes the entire agreement between the parties regarding the subject matter hereof.

Signature

© Luxury Property Solutions, LLC — 2200 N Commerce Parkway, Suite 200, Weston, FL 33326 • team@lpslama.com