Walkthrough
A full walkthrough of your property is essential to help us establish the best selling price along with looking for any changes or slight upgrades that can be easily added to maximize the selling price of your home.
Pricing
Establishing your list price is one of the most important aspects in selling a home.
List too high and the home will sit with little interest, list too low and you lose out on the profits that should be yours.
We understand that every dollar counts. We employ a full comparative market analysis on every property we list, using the same method as most real estate appraisers to determine what we feel is the best price to list at.
Cost associated
Once we establish the list price it’s essential for our clients to have an understanding of the costs associated with listing their home and more importantly what their end profits will be.
We provide a full estimated sellers proceeds sheet with every listing agreement. The listing agreement will specify the terms of the listing such as duration and commissions paid.
Appearances Matter
Pictures are the backbone of any listing, it is essential to get as many people wanting to come view your home as possible. The most effective way of doing that is taking stunning pictures that catch the eye and create interest.
We employ every asset at our disposal to capture the beauty of your home so we can share it. From specialized lenses to aerial drones, if it will help your home sell, we will use it.
We promise to never take photos for your listing with a cell phone (trust us, some agents do that)
ONLINE LISTING
Your home will be listed for sale. The MLS (Multiple Listing Service) is the HUB that your home will be featured on, it’s the number one tool that realtors use to find properties for their clients and that clients use to view homes.
However, your home will also be featured on a plethora of real estate sites such as Zillow,Trulia and Redfin.
Home Showings
Showings are the sought after result of listing your home. Buyers will contact us or inform their agent that they would like to view the property. We will work to accommodate your schedule, as most clients will live in the home while they’re selling it.
Whether it’s asking for a few hours’ notice or keeping showings to certain days, we want the viewing process to be as easy on our clients as possible.
We use secure bluetooth enabled lockboxes on all of our listings ensuring only a licensed real estate agent will be able to access your home.
We want each showing to be as successful as possible because successful showings lead to strong offers from buyers.
Did someone say bidding war?
We have many tips and tricks we share with our clients to prep for showings to make the home show its potential and worth. We want as many of the showings to translate into offers on the property as possible.
Accepting an Offer
Its the moment we’ve been waiting for!
Once the buyer’s offer has been thoroughly reviewed and you’ve decided you are in agreement with the terms you will execute the contract.
Once the contract has been executed it is binding and all terms must be followed. That is why we review every aspect with you. Below you can read a bit more on that process.
Low Offers
Some offers are not immediately acceptable. The price may be too low, or they may be contingent upon selling their property, they may want a contribution towards their closing costs. Whatever the reason, some offers are not acceptable on their face. However that does not mean they’re not good offers, they just might need some adjusting. This adjusting comes in the form of a counter offer.
We would submit a counter offer back to the buyer’s with our adjusted terms. It could be asking for a higher price, or lowering a closing cost credit.
Whatever the term, we can ask for it to be changed. The counter may be accepted or rejected but if an agreement is reached the contract will be signed and go into effect.
Opening Escrow
Opening escrow is a term many people hear or say in a real estate transaction but sometimes don’t fully understand, but it is a required and important element of any real estate transaction.
Once an agreement is finalized and the contract is executed by both parties (the purchase agreement will designate which party chooses the escrow company, usually it’s the seller who determines escrow) escrow will be opened.
So What is Escrow?
Escrow is a neutral 3rd party that holds and regulates payments and funds for the parties involved in the transaction. They will accept and hold deposits and funds and disperse them accordingly by order of the contract.
Escrow will provide instructions at the beginning of the transaction that feature all terms of the purchase contract. The only way to change any of these terms is by mutual consent of both parties.
Escrow works for you, not for the real estate agents, so neither agent involved can make any changes to the escrow instructions without the mutual agreement of both parties.
Home Inspection
Inspection periods are very important to your transaction.
Buyers will usually conduct a general home inspection, this will take a few hours to complete. The buyer of your property will have a specified amount of time to perform their due diligence, this includes inspections.
The inspector will investigate the general functions of the home and their overall status.
Don’t worry the home inspector will not cut into walls, remove fixtures or alter your home in anyway.
Their main concern is finding any safety or costly issues with the home. They will mark anything else they find. Try not to take it personal it’s an inspector’s job to find all they can. The appraisal is an inspection that is very important if the buyer is financing their purchase.
The appraisal will determine the value of your home on behalf of the buyer so they can obtain financing to purchase it.
Most homes are appraised using the very same formula we use to derive a listing price so its very rare that our listings miss the mark and come up short on value.
The pest inspection report will be performed by a licensed pest control company. They will be looking for any compromised material which doesn’t just include termite damage but may be dry rot or pigeons and so on.
There are many more inspections a buyer can perform but these are the main 3 that a typical buyer will perform.
Home Repairs
Repairs are sometimes asked for by a buyer.
They can be in the form of an actual repair performed by the seller or a licensed professional or be in the form of a monetary credit.
The appraiser may also note repairs being needed in his report. The buyer will submit a written request for repairs form. Repairs and costs can be negotiated.
We focus on keeping repairs to safety or finance hindering items only.
Contingencies
Contingency periods are laid out in the purchase contract and are safeguards to protect buyers and sellers from losing deposits or being penalized for failing to meet their contractual obligations because of unknown results.
These contingencies usually include designated inspection periods, appraisal, loans being secured or the buyer selling their own home to purchase the property. Contingencies can go beyond those but the actual contingency and period must be agreed upon by both parties.
If one of the parties fail to satisfy their contingency in the designated timeframe they will have to request an extension of the contingency or can be forced to move forward without that contingency being satisfied under threat of a cancelled contract.
After each of these contingencies have been satisfied the party will remove their contingency.
If all contingencies are removed and a party cancels at no fault of the other, damages or loss of deposits may result.
It is important that contingencies are satisfied in a timely manner for a smooth transaction.
Funding & Recording
If the buyer is financing the purchase of your property they will have gone through the underwriting process and hopefully secured full approval for their loan.
Their lending institution will transfer these purchase funds to escrow thus “Funding” the transaction.
A cash buyer will work the same way just without the underwriting and loan process in the end all that matters is the money reaches escrow.
Escrow will review and prepare disbursement of the funds to the appropriate recipients.
At this time title will also be be notified the transaction has been funded and the county records will be recorded to reflect the transaction coming into fruition and completing the purchase of the property.
Payment
Now we’re finally to the fun part, the money!
Escrow will either hold your check for pick up, mail it or wire it directly to your account.
They can also transfer it to a concurrent escrow if you are purchasing another home.
Appraisal
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