Selling your property?
Let’s communicate so we can realistically and enthusiastically market your investment.
Along with accurately accessing the value of your property, we’ll develop a winning promotional strategy. As your trusted advocate, your listing will get the best exposure possible.
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[accordion-item title=”Our Mutual Goals”]Now that you know who I am, let’s talk about what I want to do for you.
I want to sell your home ….
- At the highest possible price
- In the shortest amount of time, or within the time frame you specify
- At the most favorable terms for you
We’re all in the same boat. When I come on board, these goals become my top priority.
Download my complete 28 page “Marketing Program”
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[accordion-item title=”The Plan”]Our proven method can be boiled down to the 3 p’s:
Presentation – I’ll prepare your home to highlight its best attributes, inside and out. First impressions are crucial, so I coordinate professional photography, landscaping, handiwork, and house cleaning. Many buyers start shopping on line, so I aim to make the best possible impression and spark as much interest as possible. Of course, you have final say on what I can and can’t do to prepare your property for sale, but it’s important to understand that recommendations are drawn from my combined experience in what works.
Promote -You receive a complete Online, Mobile and Direct Mailing marketing campaign to attract the most potential buyers. Increasing the number of buyers who see your home in the first 10 days will result in higher and better offers to purchase. My marketing strategy is based on my own research, experience and innovation. I am statistically ahead of the curve in this department, and always refining my methods to be more effective.
Price – A complete and thorough market evaluation will ensure your listing stands out, gets high traffic, and sells faster for the best price. It is extremely important to price a home correctly because a house stagnant on the market attracts few buyers. I utilize Intelligent Pricing and complete extensive research so your home is priced right.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Communication”]In the beginning stages I’ll work with you to prepare your home for showings, and I’ll coordinate the signing of necessary documents to list your home.
Once your home is listed, I’ll provide periodic updates about recent activities and open houses. Buyer feedback can offer valuable insight into our marketing strategy, and it will allow us to adjust our strategy if needed.
All offers received will be presented to you for review, and we will discuss our negotiation strategy together before responding. Once we decide on an offer, I will keep you informed about repair requests, milestones, and deadlines.
Throughout the process, I am just a call, text, or email away. I am here to help, so feel free to share concerns or ask questions.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Photography”]Some additional notes about how I use photography to market your home.
Since most home searches start on line, photos are the first impression that most people will get of your home. It is important that we provide numerous high-quality photos for people to view. Higher quality photos will also translate to higher quality marketing, which translates to more interest in your listing.
I always hire professional photographers at my own expense. They have the relevant experience in the field to know what makes your home look appealing. I will coordinate their photography appointment, and work with them to make sure everything looks good, and that they get their job done in a timely manner. Our photographers will edit the photos to make sure they look consistent, bright, and emphasize the best qualities of your home.
Note: Do not be seduced by real estate agents with fancy cameras. Professional stagers and photographers know how to make your home look best in photos. Since photos are usually the first thing people notice about your property, I don’t skimp on it.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Intelligent Pricing and Timing”]Pricing your home correctly yields measurably better results. The chart above shows how many buyers will see your home at different price levels.
Sellers often view their homes as special which tempts them to put a higher price on the home, believing they can always come down later, but that’s a serious mistake. Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range, and look for the best value in that range. Statistically, by pricing at or near fair market value, more buyers will see your home and more competitive offers to purchase will be submitted. The first two weeks of marketing are crucial to selling the property. In that time, the home is fresh and exciting to buyers and their agents. It is important that your home is priced correctly from the beginning so that more people will consider it in their search.
Note: An agent is an objective third party that can make a non-emotional assessment of the value of your home. Their expertise in this area is based on knowledge, training, and experience.
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[accordion-item title=”Comparative Market Analysis (CMA)”]This is how I arrive at the recommended list price for your home. It is a personalized profile of what is happening in your neighborhood’s real estate market, and how it affects the price of your home.
The market value of your home is commonly determined by comparing it to the value of other homes that have recently sold in the area, or are currently listed on the market. It is an art and a science.
THE SCIENCE:
Using information that is available to your real estate agent, they can find comparable homes by number of bedrooms, bathrooms, square footage, lot size, and an untold number of additional features. Then, using the information about how much those homes have sold for, or are being listed for, they can determine what your home’s fair market value is.
THE ART:
Decisions must be made about how to adjust the value of your property as compared to other homes. If an active listing is being used for comparison, and has been on the market for over 90 days, it’s safe to assume it’s overpriced and that people won’t pay that much for your home unless it’s in better condition or has more premium features. If your home is the only one on the block with a jacuzzi, your value goes up as compared to the others.
In order to be as accurate as possible, your agent must look at your home to evaluate its condition, and get a sense for how it fits into the neighborhood. By drawing accurate conclusions from an accurate set of data, your home will be priced correctly.
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[accordion-item title=”Appraisal”]An appraisal is a comprehensive look at a home’s location, condition, and eligibility for federal guarantees. For example, a home that doesn’t meet safety requirements such as handrails on steps will not be eligible for FHA or VA loans until the handrail is installed or repaired. Appraisers use the same data in their market research to find comparable homes as REALTORS® do when preparing CMAs. They are also members of the MLS, but they also have additional guidelines from the bank to follow that minimize risk to the bank. They may take off value for slow-moving markets, or markets with high rates of foreclosures. If prices are falling, the appraiser takes the number of days a home has been on the market far more conservatively.
When the appraisal is finished, the bank makes the decision to fund the loan, or it may require the seller to fix certain items and show proof that the repairs have been made before letting the loan proceed. If the loan doesn’t meet lending guidelines, the bank will decline the loan. Despite stricter lending and appraisal standards, most buyers’ loan applications go through to closing – nearly 85 percent. One reason for that is that real estate agents are preparing CMAs that are better tuned to lending standards, for sellers and buyers to better understand not only what the market is doing, but how much lenders are willing to finance.
Note: When vetting offers, a good agent can protect you by spotting when an offer comes in that is too high, will not pass appraisal, and does not offer a contingency in the event of a low appraisal .. Your agent will know from experience when an offer is not all it appears to be.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Preparing to Show”]Getting ready to put your home on the market requires some preparation.
MOVING
A vacant home is easier to sell because potential buyers don’t need to make appointments to show your home. Also, the less clutter that is around your home, the more appealing your home will be to anybody that views it. Even if you can’t move yourself out before your home goes on the market, you can still store your less-essential items off-site. You should also consider storing valuables off-site to minimize the risk of them being lost or stolen as people view your property. There are moving companies that can take some or all of your stuff and put it into storage until you are ready to do a complete move.
STAGING
Depending on the situation, a professional stager can make a difference in how fast and how favorably your home sells. If your home is vacant, a stager can bring in furniture that emphasizes the space of your home and makes it easier for potential buyers to view themselves living there. If you plan to live in your home while it’s on the market, consider minimizing your furniture by putting some of it into storage. Some stagers will help to arrange your home to show with the furniture you own. At the very least, your agent can offer some tips. Also, a little bit of staging can add a lot to your listing photos.
DEPERSONALIZE
It is important that you move all family photos, trophies, and unique furniture that has a sentimental association out of sight. When somebody comes to view your home, they should imagine themselves living there, not somebody else. Also, personal items often distract buyers, and slow down their tour.
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[accordion-item title=”Showing and Open House Checklist”]How to get your house ready to show in 10 minutes!
If you are living in your home while it’s on the market, you need to be ready to show at a moment’s notice, even if you request advanced notice. People want to view the property without interference or scrutiny from the current owners. Therefore, it is important that you not be there when an agent makes an appointment to show your home. This checklist has some quick things you can do to get your home ready, and assumes that your home is already relatively clean and depersonalized.
Download my complete 28 page “Marketing Program” to view the entire checklist.[/accordion-item]
[accordion-item title=”Dealing with Offers”]Once an offer is submitted on your home I will:
- Review the Purchase and Sale Agreement with you.
- Advise and represent you in all negotiations.
- Get you the highest and best terms possible.
Once an offer has been accepted by both parties, I will:
- Keep you updated on all time lines and milestones.
- Order the Resale Certificate (if applicable) and make sure Escrow opens a case and gets all necessary paperwork.
- Verify that Escrow receives Earnest Money.
- Follow up with Buyer’s Agent for their time line obligations, including inspection Date/Time (if applicable).
- Advise and represent you in all further negotiations.
- Facilitate all appointments and work orders.
- Verify buyer’s loan approval and lender time lines, including appraisal.
- Ensure that contractual deadlines are met and that your overall experience is as smooth and stress-free as possible.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Closing Costs”]These are the customary fees associated with a real estate transaction, and who typically pays them.
Seller’s Responsibility
- Owner’s Title Insurance
- Half of Escrow Fee
- Excise Tax
- Real Estate Broker Commissions
- Loan Balances
- Pro-Rated Property Taxes
- Current Utility Balances
- Homeowner’s Association Fees (if applicable)
- Pro-Rated HOA Dues (if applicable)
- Miscellaneous HOA Fees (if applicable)
Buyer’s Responsibility
- Lender’s Title Insurance Policy
- Half of Escrow Fee
- Home Inspection
- Recording Fees
- First Year Fire Insurance Premium First Year Flood Insurance Premium (if applicable)
- Pro-Rated Property Taxes
- Survey Fee (if required)
- Homeowner’s Association Fees (if applicable)
- Pro-Rated HOA Dues (if applicable)
- Miscellaneous HOA Fees (if applicable)
- Lender Fees such as the Appraisal, Credit Report, Loan Origination Fee, Pre-Paid Interest, and Private Mortgage Insurance
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[accordion-item title=”Agent Resources”]A Real Estate Agent is the most valuable resource you can have in the process of successfully selling your home. Aside from their own expertise, they have access to resources that they can use to help with the sale of your property.
They are trained, licensed professionals that are experienced in the real estate market. Their daily job is to know and understand how the market works, and to advise you in the best way to reach your goals. Their knowledge covers everything from the bureaucratic process of the transaction, to the proper way to physically stage and advertise your home for the best response.
They have access to the most accurate information about the market and your neighborhood, and the knowledge to make sense of it. Every agent is required to stay up to date and educated about the constantly-evolving real estate industry. They know the laws, the procedures, and the issues involved in selling your home. The best of them know how to use this information to your advantage.
They have support and oversight from brokers and colleagues to make sure they are serving you to the best of their abilities.
They have the time to manage your listing. Listing your home in a way that generates interest in the marketplace is a full-time job. Don’t make that your burden when you can have a professional do all the legwork for you.
They know contractors and other people that they can hire to expedite the process of getting your home ready to sell.
Download my complete 28 page “Marketing Program”[/accordion-item]
[accordion-item title=”Terms You Should Know”]Download my complete 28 page “Marketing Program” to view all the terms you should know.[/accordion-item]
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