Many of our clients choose to work with us in full knowledge of the discounted choice, yet will still pay more. Why? Because in the end, we don’t cost them money, we make them money! This is done in three ways:
- First, through a skillfully executed marketing plan, with extensive advertising, we can assure that we will obtain the highest price the market will bear. By exposing the property to the widest possible market, the buyer who will pay the most will be found.
- Second, through strong negotiations, we are often able to get a better sales price (and subsequent inspection resolution), further preserving the seller’s equity and profit position, rather than immediately caving to the adversary.
- Third, and again through marketing and sales skill, we’re often able to achieve the sale in a shorter time, saving the client thousands of dollars including interest and holding costs, lost rent, and untold opportunity cost. Combined, these three sources of additional profit to the seller will often exceed the so-called “savings” from using a discount broker by many multiples. The old adage that it takes money to make money is abundantly true in real estate marketing.
Initial Pre-Listing and Research
1. Research Property Ownership on County Public Records
2. Note Legal Names on Title Research
3. Research Legal De ion
4. Research Deed information in Public Records
5. Set up time to meet with Seller
6. Prepare Sellers Listing Info
7. Deliver Pre-Listing Information to Seller
8. Walk through property to identify special features
9. Have Seller discuss any special features of the property
10. Plan Goals with Seller
11. Research all neighborhood comparable currently Listed Properties
12. Research all neighborhood comparable Under Contract (Pending) Properties
13. Research all neighborhood comparable Previous Sales Activity
14. Research all area comparable Currently Listed Properties
15. Research all area comparable Under Contract (Pending) Properties
16. Research all area comparable Previous Sales Activity
17. Review days on market and absorption rates for probable sales marketing time
18. Complete Market Study (CMA)
19. Present Market Study to Seller, Including Current Listings & Sold Comps
20. Discuss Online Marketing available
21. Discuss Preparation Needed to Market Property Effectively
22. Listing Contract Signed by Seller
23. Required Addendums, Including Square Footage Disclosure and Seller’s Property Disclosure Signed by Seller
24. Property Inclusions and Exclusions Noted
25. Owners House Plans Received, if applicable
26. Obtain copy of a recent appraisal, if available
27. Interior Room Count noted on MLS
28. Arrange for a professional photographer to photograph your home
29. Identify Homeowners Association
30. Loan Company & Loan Number Provided by Seller
31. Second Loan Company & Loan Number Provided by Seller, if applicable
32. Home Owner Warranty Made Available
33. Lock Box installed
34. Sign Installed, if allowed by neighborhood
35. Post “Turn Off Lights” and “Remove Shoes” in property
36. Zoning Researched
37. Land Use Researched
38. If property older than 1978, Required Lead Based Paint Disclosures completed
39. Sewer/Septic System Researched
40. Well Status Researched, if applicable
41. Pre-Listing Checklist completed
Office and Marketing Implementation
42. Complete MLS Data Sheet
43. New Listing Entered into the MLS System
44. Showing Instructions Prepared, Showing Service Notified
45. Copy Virtual Tour and Photos uploaded to MLS, realtor.com, come2colorado.com
46. Upload Video to My YouTube Channel at www.YouTube.com/user/come2colorado/
47. Listing placed on my Social Media Business Page
48. Prepare and order Interior Brochures
49. Place Brochures interior of property
50. Prepare Realtor Informational packets with required Disclosures and upload to MLS
51. Request Homeowners Association information and verification
52. Add Property to Our Active Listed Board
53. Proof MLS Computer Printout
54. Email copy of MLS printout to Seller
55. Internet Exposure with multiple property photos through: ColoradoHomes,com, ColdwellBanker.com, Realtor.com, Come2colorado.com and aggregated to over 900 other websites
56. Place Marketing Brochures in Agent Mail Boxes at office
57. Provide “Special Feature” Cards for Marketing (If applicable)
58. Contact all agents who have “Prospect Matches” in the Metrolist system
59. Listing Checklist completed
During Listing Period
60. Call showing agents for showing feedback and Email showing feedback request forms
61. Convey showing feedback to Seller
62. Run sold comparable properties at end of month
63. Discuss monthly market study with Seller
64. Enter any price changes into MLS System
65. Price Changes emailed to all agents who have shown property
66. New Brochures and Realtor packets are delivered as needed
67. Notify office showing service of any changes in showing information
68. Arrange Open Houses
69. Just Listed Postcards sent to surround neighbors
70. TV Spot produced for future presentation on TV
Contract Management
71. Receive Offer to purchase
72. Contact Selling Agent to discuss Buyers Qualifications & Offer
73. All Needed Forms are requested to complete the sale
74. Offer Reviewed with Seller
75. Offer is Accepted, Amended or Countered
76. Contract or Counterproposal is Signed by all parties
77. Copy of signed Offer is delivered to Seller
78. Signed Offer and paperwork is Delivered to Selling Agent/Buyer
79. Copies of accepted contract and earnest money in office file
80. MLS notified of Under Contract status
81. Showings are restricted as Seller requests
82. Earnest Money delivered to title company
83. Email copy of accepted contract to title company
84. Record and track contract dates
85. Request title insurance commitment be delivered to all parties by title deadline per the contract
86. Coordinate Meeting all Title Insurance Requirements
87. Request copies from the Homeowners Association (as required by the Contract to Buy and Sell Contract) of: Declarations; Bylaws; Rules and Regulations; Party wall agreements; Minutes of most recent annual owners’ meeting; Minutes of any directors meeting during the six-month period prior to the title deadline; Most recent financial documents including the annual balance sheet, annual income and expenditures statement, and Annual Budget.
88. Deliver Unrecorded Property Information to Buyer, as required
89. Email copies of Contract to Lender, as needed
90. Coordinate time of Home Inspection
91. Review the Home Inspection Notice Results with Seller
92. Negotiate the Inspection Items to be completed
93. Septic Report Received and Reviewed, if required
94. Copy of Septic Inspection Report delivered to Lender and Buyer, if required
95. Copy of Well Flow Test and Bacteria Test Received and Reviewed, if required and delivered to Lender and Buyer
96. Schedule Appraisal
97. Provide Comparable Sales for Appraiser
98. Appeal for Increase if Appraisal is low
99. Contact Lender Weekly to Track Processing
100. Confirm Loan Payoff Statement created with Title Company
101. Notify Seller of Buyer’s Loan Approval
Closing Management
102. Coordinate time and place of closing with all parties
103. Final Walk Thru Scheduled for Buyer
104. Closing Figures Requested from Title Company
105. Closing Figures Received and Reviewed
106. Closing Figures Forwarded to Seller for Review
107. Closing Figures Forwarded to Selling Agent for buyer’s review
108. Closing Documents Received and Reviewed
109. Request changes should a problem be found
110. Oversee the Entire Closing Process
111. Coordinate This Closing with Your Next Purchase