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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.

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.

For specific help on your property, contact Andrea today. Find out what your home is worth and request a FREE Comparable Market Analysis.

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!

Pre-Listing Activities

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

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

Home Inspection

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

The Appraisal

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.