Seller’s Guide

The seller consultation is a time for both seller and broker to meet, discuss your goals, see the house, talk through the plan to sell the property, and ultimately decide to work together.

The selling consultation allows us to see the home so we are able to note all the things that will shine while also advising the seller on little things they could improve to help the sale. This also lets the us research the area, find comparable properties, make adjustments and get an idea of a good starting price. In any market that is very important.

The seller will get to see how the broker plans to get the house sold in the least amount of time and for the most amount of money. They will talk about the market both locally and regionally and how that will affect the sale.

We will go in-depth about the 3 key things that get a home sold.

HOW IT’S PRICED
HOW IT SHOWS
HOW IT’S MARKETED

Seems simple but there is a lot that goes into each of the 3.

We will also talk about how we get the very most out of the market we are in. Through experienced strong negotiations we will ensure that we are identifying the top buyer offers and then getting the most out of them in both price and terms. This is where money is either left on the table or heading to your bank account.

At the end of our consultation, you will know the ins and outs of the selling process and what we do to succeed at every level and get the best result possible for you and the sale of your house.

When pricing the house, it’s important to know the market in the immediate area. Find like homes to compare yours to. Look at these properties, and then with a buyers mentality see where yours fits in among them. This is what all buyers will be doing so this is why it’s important to use this strategy when pricing your house. Remember, you don’t set the price, the market sets the price. Competitively priced homes get the most exposure and the most interest. Exposure and interest bring offers.

How a House shows is ridiculously important. We get one chance to get a first impression. You have to make that count.
Professional photography is a must. 3-D tours give people the walk of the house before ever stepping foot inside the door and drone photography gives buyers a snapshot of the home and its surroundings. Over 95% of the time the first place buyers will see your house is online. If that first picture they see doesn’t make them click to see more they will move past your house and move on to another.

How your house is marketed will determine the exposure you get. Having a local, regional, national, and international approach is a must to ensure we reach every possible buyer. Not only is your house syndicated to over 800 sites globally but targeted paid social media campaigns and direct mailers aimed at targeted age groups, peoples likes, searches, length in the current home, renters or had a mortgage a certain length of time are all indicators of people ready to move. Also knowing who is relocating to the area from other cities so we can market to those market centers.
Open houses and neighborhood doorknocking/Direct mail, all work to create traffic and generate interest as well as marketing to the top professional brokers with buyers searching in the area.

These are proven systems that work. you just need to know how to implement them.

See Marketing Strategy for more on how we market your property.

The most important way to showcase your home is through photography, We hire the top real estate photographers to capture your home in a way that will attract buyers!

If you’ve ever purchased something online what attracted you to the product? The description? The details? Or the image/video that caught your attention!

Real Estate Photos and Videos are the most looked at content on the planet! The best thing we can do in selling your home is to get it in front of as many people as possible and it all starts with professional photos!

You get one first impression. You have to make it count.

Prostock-Studio/Getty Images/iStockphoto

After we’ve prepped your house for sale, taken photos, and set a price, we’re ready for the public to see your home.

What is a showing?

A showing takes place either at an open house, which is a scheduled session when anyone can come by without an appointment or during an appointment scheduled with me or their agent.

How do I prepare my house for a showing?

We’ll talk through specific preparations so that your house is positioned competitively in the market. And, if needed I’ll put you in contact with professionals such as renovators, decorators, and stagers who can help. Preparations will include two phases. During phase one, before photos are taken and phase two, last minute prep just before going live on the market.

What can I expect when showing my house?

Three important things you can do to help get your house sold are:

• Leave when your house is being shown. Buyers prefer to look at homes when they can move around freely and the owners aren’t there.
• Make your house as available as possible. While it may be inconvenient to show your home at certain times, buyers who can’t see a property when they’re eager may cross it off their list.
• Listen to any feedback from buyers or their agents about ways you can make your home more appealing.

When you receive one or more offers on your property, I can rank them based on your priorities and help you analyze, clarify, and compare your offers.

Review Offers

Once you receive your first offer (or offers), we’ll evaluate that offer and decide how to respond.

What is an offer?

An offer to buy your home is a purchase agreement signed by the potential buyer that includes:

• The amount of the offer.
• An explanation of how the buyer will pay, such as cash or a pre-approval for financing.
• The terms – such as a request for closing-cost help or contingencies such as the sale of the buyer’s house, a final mortgage approval, a satisfactory home inspection, and an appraisal.
• A target date for closing.
• An earnest money deposit.
• A time limit for the offer.

How do I evaluate each offer?

When you receive an offer to buy your home, we’ll review it and consider if you want to accept, counter or decline it.. Whether you have one offer or several, we’ll look at:

• The amount offered.
• Whether the buyer has included or waived contingencies
• Where the funds are coming from, such as all-cash, a reputable local lender, a well-known online lender, or an unknown out-of-town lender.
• The proposed closing date and date of possession of the house to see if it aligns with your needs.
• Any special requests for items to convey or for special inspections.

What happens if I receive multiple offers?

If you receive multiple offers, we’ll explore the following options:

• Accept the best offer. If one offer stands above the rest, you can accept that one right away. But be careful not to be swayed by a high offer if the financing seems uncertain or if the buyer hasn’t explained a plan for a possible low appraisal.
• Counter all the offers to get a better price and terms. You can ask all potential buyers to give you their best offer by a certain deadline.
• Counter one offer that’s close to what you want. If you like one offer but think the buyer could do a little better, you can send them a counteroffer to see if they’ll accept.

I’ll negotiate until both you and the buyer agree on the final contract. I’ll be your ally during the negotiations, leveraging my data and expertise to work on your behalf.

Negotiations are the most important part of any business transaction and I take that very seriously.

I have earned my CNE Certification. This designation stands for Certified Negotiations Expert.

Its curriculum comes from Stanford, Harvard, and Wharton schools of business and law.
Of the 2.1 million agents in the U.S., only .2% have this level of negotiation training.

I will always have your best interest during any negotiation.

Most buyers request a home inspection as a condition of their offer. Here’s what is and isn’t covered in a home inspection and how we can best prepare.

Most buyers request a home inspection as a condition of their offer. While a home inspector will dig more deeply into your home than a buyer, the preparation you made before your first showing should help you get ready for the inspection. Before the home inspector visits, I’ll provide personalized advice too.

What is a home inspection?

A home inspection is a thorough review of your home’s structure and systems by a professional home inspector. A buyer can use the inspection report to decide to rescind their offer if a major issue is uncovered, or to request repairs if the contract is contingent on a satisfactory report. In some cases, a home inspection is solely for the buyer’s information and isn’t used to negotiate.

You’re nearly there! The next step is getting an appraisal. Let me explain why you need one and how a home appraisal impacts the sale of your home.

As you near the end of your home sale journey, one of the last remaining steps is getting your home appraised. I’ll help you gather the necessary materials and prepare for the appraiser’s visit.

How can an appraisal affect my home sale?

An appraisal could require a renegotiation if the property value comes in lower than the sales price. The appraised value dictates the maximum amount the lender will allow the buyers to borrow, minus their down payment.

What is an appraisal?

An appraisal is an objective valuation of your property that serves as a safeguard for the buyer and the buyer’s lender. While the buyer pays for an appraisal, the appraiser actually works for the lender. While an appraiser may look at some of the same things as a home inspector, the result is an appraised value of your property rather than a condition report.

Appraisers use as many measurable pieces of data available to provide an accurate value of your property, including:

• Comparable properties in your area that are of similar size, age, and condition
• The condition of your home’s systems and structure
• The square footage of your property
• The number of bedrooms and bathrooms
• Your location
• The quality of your flooring, plumbing, and electrical systems

Appraisers include research about other properties and neighborhood values, as well as an in-person visit for their evaluation of your home.

One step left and that is closing day. In the days leading up to closing the escrow team reached out to sellers and schedules a time to sign the paperwork. Escrow will be doing the same thing with the buyers once they have balanced everything with the lender or bank. Both parties will sign prior to closing day. On the day of closing escrow released the file to the county. The county then process’s the file and recording numbers are given. This is when the transaction is officially close. Both agents will have arranged a key exchange and proceeds will be delivered to seller as directed by escrow.