If you are thinking about selling a residential or commercial property, allow me to help you. I will guide you expertly and smoothly through the entire process, from start to finish. Allow me to:
As part of TR Realty, I work with one of the highest success rates with short sales. If you find yourself with a property worth less than the amount of your debt, don’t just walk away; it will destroy your credit and your reputation for years to come. We can successfully negotiate a short sale on your behalf, with full satisfaction and no deficiency as our ultimate goal.
I am able to cater to your individual needs. I also speak Spanish fluently, read and write as well. Si necesita un agente de bienes raices de me una llamada hoy! For a real estate experience superior to any other, please contact me today.
Tips and Strategies for Sellers
When you are ready to sell your home, you must be focused. In this market, you have to be better-looking and lower priced than your comparable to stand a chance. Andrea is an expert in helping homeowners set up and market their homes for a fast sale. Here are some tips homeowners can do to prepare their home for sale:
Start on the Outside First
Curb appeal is everything. If the pictures don't draw buyers in, they will not make an offer. The first impression has to be the best. If the view is the most appealing feature of your home; then show it off from the best angle and in the best light. If not, show the home as manicured and clean as can be.
If painting is not an option, consider updating the trim. A fresh coat can make a world of difference. Set the home off with a good contrasting color of flowers that works with the shade of the home. Stick to one or two colors and make it dramatic. Keep lawns perfectly green with sulfuric nitrate and lots of watering.
Once they are in, keep them in with a well-staged home.
Keep colors neutral and clean; no personal photos or taste-specific décor. Also, keep collections and knick-knacks carefully packed away for the new home.
Buyers want to notice square footage, and they need to see each room as it was meant to be so they can envision their belongings in the rooms.
Don't over-furnish rooms with excessive or over sized pieces. Keep the flow from room to room easy and keep lighting bright.
Beware of Bad Smells
There is nothing worse to buyers than walking into a home that is saturated with pet odors, smoke, or mold. Buyers don't want to instantly think of all the work to be done with a home the moment they move it.
Keep the house move-in ready by cleaning every nook and cranny carefully and eliminating any odor. Place a calming - not overpowering - air freshener in the furnace filter for the same soft scent throughout the home.
You want buyers to have a sense of calmness and welcome when they enter your home. You also want them to feel as if they could move right in and wouldn't want to look at any other homes.
Things I Can Do For You When Listing Your Home
The Critical Role of the REALTOR® in the Real Estate Transaction
Why was this list prepared? Surveys show that many homeowners and homebuyers are not aware of the true value an agent provides during the course of a real estate transaction. At the same time, regrettably, REALTORS® have generally assumed that the expertise, professional knowledge, and just plain hard work that go into bringing about a successful transaction were understood and appreciated.
Many of the most important services and steps are performed behind the scenes by either the REALTOR® or the brokerage staff and traditionally have been viewed simply as part of their professional responsibilities to the client. But, without them, the transaction could be placed in jeopardy. This publication seeks to close that gap.
Listed on the following pages are over 180 typical actions, research steps, processes, and review stages necessary for a successful residential real estate transaction and normally provided by a full-service real estate brokerage and for which they are entitled to fair compensation.
Comprehensiveness – The list is by no means an attempt to set forth a complete list of services as these may vary within each brokerage and each market. Many REALTORS® routinely provide a wide variety of additional services that are as varied as the nature of each transaction.
By the same token, some transactions may not require some of these steps to be equally successful. However, most would agree that given the unexpected complications that can arise, it's far better to know about a step and make an intelligent, informed decision to skip it, than to not know the possibility even existed.
Through it all, the personal and professional commitment of the REALTOR® is to ensure that a seller and buyer are brought together in an agreement that provides each with a "win" that is fair and equitable.
The motivation is easy to understand. For most full-service brokerages, they receive no compensation unless and until the sale closes.
By contrast, there are firms that offer "limited services" with no representation in exchange for an up-front fee, or perhaps offer a menu of pay-as-you-go or "a la' carte" options. Some even offer a sliding scale ranging from limited to full service.
In these cases, the compensation of the REALTOR® is based on reducing the levels of service they provide with the seller bearing full responsibility for all the other steps and procedures in the selling process. In short, the marketplace truism is that "you get what you pay for."
Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed. More importantly, they reflect the level of skill, knowledge, and attention to detail required in today's real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process — a REALTOR®.
And never forget that REALTORS® are pledged to uphold the stringent, enforceable tenets of the REALTOR® Code of Ethics in their professional dealings with the public. Not every real estate licensee holds REALTOR® membership. Make sure yours does!
1. Make appointment with seller for listing presentation
2. Send seller a written or e-mail confirmation of listing appointment or call to confirm
3. Review pre-appointment questions
4. Research all comparable currently listed properties
5. Research sales activity for past 12 months from MLS and public records databases
6. Research "Average Days on Market" for this property of this type, price range and location
7. Download and review property tax roll information
8. Prepare "Comparable Market Analysis" (CMA) to establish fair market value
9. Obtain copy of lien summary
10. Research property's ownership & deed type
11. Research property's public record information for lot size & dimensions
12. Research and verify tax information, amount, delinquencies, payment history
13. Research property's land use coding and deed restrictions
14. Verify legal names of owner(s) in county's public property records
15. Obtain a flood study report from the county
16. Prepare listing presentation package with above materials
17. Perform exterior "Curb Appeal Assessment" of subject property
18. Compile and assemble formal file on property
19. Confirm current public schools and explain impact of schools on market value
20. Review listing appointment checklist to ensure all steps and actions have been completed
Listing Appointment Presentation
21. Give seller an overview of current market conditions and projections
22. Review agent's and company's credentials and accomplishments in the market
23. Present company's profile and position or "niche" in the marketplace
24. Present CMA results to seller, including Comparables, Solds, Current Listings, and Expireds
25. Offer pricing strategy based on professional judgment and interpretation of current market conditions
26. Discuss goals with seller to market effectively
27. Explain market power and benefits of Multiple Listing Service
28. Explain market power of web marketing, IDX, and REALTOR.com
29. Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends
30. Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
31. Present and discuss strategic master marketing plan
32. Explain different agency relationships and determine seller's preference
33. Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature
34. Review current title information
35. Measure overall and heated square footage
36. Measure interior room sizes
37. Obtain house plans, if applicable and available
40. Review house plans and make copy
41. Order plat map for retention in property's listing file
42. Prepare showing instructions for buyers' agents and agree on showing time window with seller
43. Obtain current mortgage loan(s) information: companies and & loan account numbers and copy of last statement
44. Verify current loan information with lender(s)
45. Check assumability of loan(s) and any special requirements
46. Discuss possible buyer financing alternatives and options with seller
47. Review current appraisal if available
48. Identify home owner association manager if applicable
49. Verify home owner association fees with manager - mandatory or optional and current annual fee
50. Order copy of homeowner association bylaws, if applicable
51. Research energy efficient systems in home
52. Calculate average utility usage from last 12 months of bills
53. Research and verify city sewer/septic tank system if applicable
54. Water System: Calculate average water fees or rates from last 12 months of bills
55. Well Water: Confirm well status, depth and output from Well Report if it applies
56. Natural Gas: Research/verify availability and supplier's name and phone number
57. Verify security system, current term of service and whether owned or leased
58. Verify if termite inspection is required for buyer's loan.
59. Ascertain need for lead-based paint disclosure
60. Prepare detailed list of property amenities and assess market impact
61. Prepare detailed list of property's "Inclusions and Conveyances With Sale"
62. Compile list of completed repairs and maintenance items
63. Send "Vacancy Checklist" to seller if property is vacant
64. Explain benefits of Home Owner Warranty to seller
65. Assist sellers with completion and submission of Home Owner Warranty Application
66. When received, place Home Owner Warranty in property file for conveyance at time of sale
67. Have extra key made for lockbox
68. Verify if property has rental units involved. And if so:
69. Make copies of all leases for retention in listing file
70. Verify all rents and deposits
71. Inform tenants of listing and discuss how showings will be handled
72. Arrange for installation of yard sign
73. Provide Seller with Seller's Disclosure form and instructions
74. "New Listing Checklist" completed
75. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
76. Review results of Interior Décor Assessment and suggest changes to shorten time on market
77. Load listing into transaction management software program
Entering Property in Multiple Listing Service Database
78. Prepare MLS Profile Sheet -- Agent is responsible for "quality control" and accuracy of listing data
79. Enter property data from Profile Sheet into MLS Listing Database
80. Proofread MLS database listing for accuracy - including proper placement in mapping function
81. Add property to company's Active Listings list
82. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Forms
83. Take additional photos for upload into MLS and use in flyers. Discuss panoramic photography
Marketing the Listing
84. Create print and Internet ads with seller's input
85. Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends included
86. Install electronic lockbox if authorized by owner. Program with agreed-upon showing time windows
87. Prepare mailing and contact list
88. Generate mail-merge letters to contact list
89. Order "Just Listed" labels and reports
90. Prepare flyers and feedback faxes
91. Review comparable MLS listings regularly to ensure property is competitive in price, terms, conditions and availability
92. Prepare property marketing brochure for seller's review
93. Arrange for printing or copying of supply of marketing brochures or fliers
94. Place marketing brochures in all company agent mail boxes
95. Upload listing to company and agent Internet site, if applicable
96. Email "Just Listed" notice to all neighborhood residents
97. Advise Network Referral Program of listing
98. Provide marketing data to buyers coming through international relocation networks
99. Provide marketing data to buyers coming from referral network
100. Provide "Special Feature" cards for marketing, if applicable
101. Submit ads to company's participating Internet real estate sites
102. Price changes conveyed promptly to all Internet groups
103. Reprint/supply brochures promptly as needed
104. Loan information reviewed and updated in MLS as required
105. Feedback e-mails/faxes sent to buyers' agents after showings
106. Review weekly Market Study
107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
108. Place regular weekly update calls to seller to discuss marketing and pricing
109. Promptly enter price changes in MLS listing database
The Offer and Contract
110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.
111. Evaluate offer(s) and have title prepare an "Estimated Cost Sheet" on each for the owner for comparison purposes
112. Counsel seller on offers. Explain merits and weakness of each component of each offer
113. Contact buyers' agents to review buyer's qualifications and discuss offer
114. Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible
115. Confirm buyer is pre-qualified by calling Loan Officer
117. Obtain pre-qualification letter on buyer from Loan Officer
118. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date
119. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
120. Fax copies of contract and all addendums to closing attorney or title company
121. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent
122. Verify escrow received earnest deposit and amount within time specified in contract.
123. Disseminate "Under-Contract Showing Restrictions" as seller requests
124. Email copies of fully signed Offer to Purchase contract to seller
125. Email copies of Offer to Purchase contract to Selling Agent
126. Email copies of Offer to Purchase contract to lender
127. Provide copies of signed Offer to Purchase contract for office file
128. Advise seller in handling additional offers to purchase submitted between contract and closing
129. Change status in MLS to "Under Contract"
130. Update transaction management program to show "Pending"
131. Review buyer's loan progress with lender -- Advise seller of worst and best case scenarios
132. Provide credit report information to seller if property will be seller-financed
133. Assist buyer with obtaining financing, if applicable and follow-up as necessary
135. Deliver unrecorded property information to buyer's agent
136. Order septic system inspection, if applicable
137. Receive and review septic system report and assess any possible impact on sale
138. Deliver copy of septic system inspection report lender and buyer
139. Deliver Well Flow Test Report copies to lender and buyer and property listing file
140. Verify termite inspection ordered, if applicable
141. Verify mold inspection ordered, if required
Tracking the Loan Process
142. Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned
143. Follow Loan Processing Through To The Underwriter
144. Add lender & other vendors to transaction management program so agents, buyer and seller can track progress of sale
145. Contact lender weekly to ensure processing is on track
146. Relay final approval of buyer's loan application to seller
147. Coordinate buyer's professional home inspection with seller
148. Review home inspector's report
149. Enter completion into transaction management tracking software program
150. Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract
151. Ensure seller's compliance with Home Inspection Clause requirements
152. Recommend or assist seller with identifying & negotiating with trustworthy contractors to perform any required repairs
153. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed
154. Schedule appraisal
155. Provide comparable sales used in market pricing to Appraiser
156. Follow up on appraisal
157. Enter completion into transaction management program
158. Assist seller in questioning appraisal report if it seems too low
Closing Preparations and Duties
159. Contract is signed by all parties
160. Coordinate closing process with buyer's agent and lender
161. Update closing forms and files
162. Ensure all parties have all forms and information needed to close the sale
163. Select location where closing will be held
164. Confirm closing date and time and notify all parties
165. Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining death certificates
166. Work with buyer's agent in scheduling and conducting buyer's final walk-through prior to closing
167. Check for all tax, HOA, utility and other applicable pro-rations
168. Request final closing figures from closing agent (attorney or title company)
169. Receive and carefully review closing figures to ensure accuracy of preparation
170. Request copy of closing documents from closing agent
172. Confirm buyer and buyer's agent have received title insurance commitment
173. Provide homeowner warranty for availability at closing if applicable
174. Review all closing documents
175. Forward closing documents to absentee seller as requested
176. Review documents with closing agent (attorney) if any questions arise
177. Follow up with Buyer's agent to ensure the Final Walk through paperwork is received
178. Coordinate this closing with seller's next purchase and resolve any timing problems
179. Have a "no surprises" closing so that seller receives a net proceeds check at closing
180. Refer sellers to one of the best agents at their destination, if applicable
181. Change MLS status to Sold. Enter sale data, price, selling broker and agent's ID numbers, etc.
182. Close out listing in transaction management program, follow up after closing
183. Answer questions about filing claims with homeowner warranty company if requested
184. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
185. Respond to any follow up calls and provide any additional information required from office files.