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
- Research Property Ownership on County Public Records
- Note Legal Names on Title Research
- Research Legal De ion
- Research Deed information in Public Records
- Set up time to meet with Seller
- Prepare Sellers Listing Info
- Deliver Pre-Listing Information to Seller
- Walk through property to identify special features
- Have Seller discuss any special features of the property
- Plan Goals with Seller
- Research all neighborhood comparable currently Listed Properties
- Research all neighborhood comparable Under Contract (Pending) Properties
- Research all neighborhood comparable Previous Sales Activity
- Research all area comparable Currently Listed Properties
- Research all area comparable Under Contract (Pending) Properties
- Research all area comparable Previous Sales Activity
- Review days on market and absorption rates for probable sales marketing time
- Complete Market Study (CMA)
- Present Market Study to Seller, Including Current Listings & Sold Comps
- Discuss Online Marketing available
- Discuss Preparation Needed to Market Property Effectively
- Listing Contract Signed by Seller
- Required Addendums, Including Square Footage Disclosure and Seller’s Property Disclosure Signed by Seller
- Property Inclusions and Exclusions Noted
- Owners House Plans Received, if applicable
- Obtain copy of a recent appraisal, if available
- Interior Room Count noted on MLS
- Arrange for a professional photographer to photograph your home
- Identify Homeowners Association
- Loan Company & Loan Number Provided by Seller
- Second Loan Company & Loan Number Provided by Seller, if applicable
- Home Owner Warranty Made Available
- Lock Box installed
- Sign Installed, if allowed by neighborhood
- Post “Turn Off Lights” and “Remove Shoes” in property
- Zoning Researched
- Land Use Researched
- If property older than 1978, Required Lead Based Paint Disclosures completed
- Sewer/Septic System Researched
- Well Status Researched, if applicable
- Pre-Listing Checklist completed
Office and Marketing Implementation
- Complete MLS Data Sheet
- New Listing Entered into the MLS System
- Showing Instructions Prepared, Showing Service Notified
- Copy Virtual Tour and Photos uploaded to MLS, realtor.com, come2colorado.com
- Upload Video to My YouTube Channel at Come2Colorado
- Listing placed on my Social Media Business Page
- Prepare and order Interior Brochures
- Place Brochures interior of property
- Prepare real estate agent Informational packets with required Disclosures and upload to MLS
- Request Homeowners Association information and verification
- Add Property to Our Active Listed Board
- Proof MLS Computer Printout
- Email copy of MLS printout to Seller
- Internet Exposure with multiple property photos through: ColoradoHomes,com, ColdwellBanker.com, Realtor.com, Come2colorado.com and aggregated to over 900 other websites
- Place Marketing Brochures in Agent Mail Boxes at office
- Provide “Special Feature” Cards for Marketing (If applicable)
- Contact all agents who have “Prospect Matches” in the Metrolist system
- Listing Checklist completed
During Listing Period
- Call showing agents for showing feedback and Email showing feedback request forms
- Convey showing feedback to Seller
- Run sold comparable properties at end of month
- Discuss monthly market study with Seller
- Enter any price changes into MLS System
- Price Changes emailed to all agents who have shown property
- New Brochures and real estate agent packets are delivered as needed
- Notify office showing service of any changes in showing information
- Arrange Open Houses
- Just Listed Postcards sent to surround neighbors
- TV Spot produced for future presentation on TV
Contract Management
- Receive Offer to purchase
- Contact Selling Agent to discuss Buyers Qualifications & Offer
- All Needed Forms are requested to complete the sale
- Offer Reviewed with Seller
- Offer is Accepted, Amended or Countered
- Contract or Counterproposal is Signed by all parties
- Copy of signed Offer is delivered to Seller
- Signed Offer and paperwork is Delivered to Selling Agent/Buyer
- Copies of accepted contract and earnest money in office file
- MLS notified of Under Contract status
- Showings are restricted as Seller requests
- Earnest Money delivered to title company
- Email copy of accepted contract to title company
- Record and track contract dates
- Request title insurance commitment be delivered to all parties by title deadline per the contract
- Coordinate Meeting all Title Insurance Requirements
- 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.
- Deliver Unrecorded Property Information to Buyer, as required
- Email copies of Contract to Lender, as needed
- Coordinate time of Home Inspection
- Review the Home Inspection Notice Results with Seller
- Negotiate the Inspection Items to be completed
- Septic Report Received and Reviewed, if required
- Copy of Septic Inspection Report delivered to Lender and Buyer, if required
- Copy of Well Flow Test and Bacteria Test Received and Reviewed, if required and delivered to Lender and Buyer
- Schedule Appraisal
- Provide Comparable Sales for Appraiser
- Appeal for Increase if Appraisal is low
- Contact Lender Weekly to Track Processing
- Confirm Loan Payoff Statement created with Title Company
- Notify Seller of Buyer’s Loan Approval
Closing Management
- Coordinate time and place of closing with all parties
- Final Walk Thru Scheduled for Buyer
- Closing Figures Requested from Title Company
- Closing Figures Received and Reviewed
- Closing Figures Forwarded to Seller for Review
- Closing Figures Forwarded to Selling Agent for buyer’s review
- Closing Documents Received and Reviewed
- Request changes should a problem be found
- Oversee the Entire Closing Process
- Coordinate This Closing with Your Next Purchase
- Present You with your Check at Closing
