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Scrub Polish Declutter Paint
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Limit yourself to having no more than three things on any given flat surface.
Click on the pictures to see the video
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Please complete and submit the following Online Home Evaluation form. The more information given, the more accurate the evaluation. All information you provide is secure and will be kept strictly confidential.
To provide a more detailed Comparative Market Analysis, we would be more than happy to also assess your listing in person.
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Sellers often underestimate the true costs that occur when a property sits unsold. Maintenance and taxes are often insignificant compared to the money that the property is worth or could earn if invested. And it’s just a fraction of the smallest price cut. The ‘time value of money’ is something every seller needs to consider. For example, let’s say in January a seller wants to list a home for $1 million, and by February the agent suggests to lower the asking price to $975, but the seller refuses. Assuming the monthly payment on the property is $10-12K per month (including mortgage, property taxes, and insurance), and it hasn’t sold in six months, by June the seller has spent $60,000-72,000. This, say, $60,000 expense lowers the property from $1 million to $940,000. This means that the seller could have lowered the asking price to $975 in February to sell it faster and save the loss of money. You put more money in your wallet by selling faster, and by avoiding paying the monthly expenses that occur with waiting longer. You can do more with cash in your hand, such as investing in treasuries or some other investment. 1 Price at 5% below the last comparable sale within a three-month prior period. Take a look at the comps in your area, find the sale that is closest to your property in scope, and list your property at 5% lower than what that property sold for. 2 Work with an agent who has a track record for selling homes in your price range. 3 Present your house in the best condition possible so potential buyers walk through the door and feel they could live there. Take the advice of a professional in terms of what needs to be changed, removed, or added. In many cases, you’ll need a professional staging company to get the house ready for showings. After the property is ready, be sure to make it available for open houses and showings. You say,” the highest sale price in the least amount of time”. A REALTOR has tools available that allow real estate to be presented to varying size markets. There are cash buyers, credit worthy but cash poor buyers, and those whose major asset is sweat equity, along with everything in-between. Sometimes the market has more inventory than buyers. Take into account when interest rates change. Curb appeal, painting, carpeting, updating kitchen and bath are investment expenses toward the sale. There are times that they can be either good or bad investments. Always ask and engage me prior to spending on your home in anticipation of an improvement being an investment. If the note on your home is equal to what the most expensive sale has been in your neighborhood, we should discus strategy. Do you know the timing and best application for open houses, agent luncheons, newspaper ads, reverse prospecting, pictures in the MLS, talking houses, web site presence, virtual media, selling bonus, and the various methods of financial assist that can keep your home from entering that downward spiral of price reductions. You can learn about gas inspections, building inspections, occupancy permits, termite treatment, mold, dander, complying with fair housing standards, property disclosure, buyer’s rights, other legal issues, and even figure out what you will net at closing. Use me to save on time, money, nerves, and possible litigation. 5 Ways to Speed Up Your Sale |
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1. Price it right. Set a price at the lower end of your property’s realistic price range. 2. Get your house market-ready for at least two weeks before you begin showing it. 3. Be flexible about showings. It’s often disruptive to have a house ready to show on the spur of the moment, but the more often someone can see your home, the sooner you’ll find a seller. 4. Be ready for the offers. Decide in advance what price and terms you’ll find acceptable. 5. Don’t refuse to drop the price. If your home has been on the market for more than 30 days without an offer, be prepared to lower your asking price. |
5 Things to Do Before You Sell |
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1. Get estimates from a reliable repairperson on items that need to be replaced soon, such as a roof or worn carpeting, for example. In this way, buyers will have a better sense of how much these needed repairs will affect their costs. 2. Have a termite inspection to prove to buyers that the property is not infested. 3. Get a pre-sale home inspection so you’ll be able to make repairs before buyers become concerned and cancel a contract. 4. Gather together warranties and guarantees on the furnace, appliances, and other items that will remain with the house. 5. Fill out a disclosure form provided by your sales associate. Take the time to be sure that you don’t forget problems, however minor, that might create liability for you after the sale. |
10 Ways to Make Your House More Salable |
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1. Get rid of clutter. Throw out or file stacks of newspapers and magazines. Pack away most of your small decorative items. Store out-of-season clothing to make closets seem roomier. Clean out the garage. 2. Wash your windows and screens to let more light into the interior. 3. Keep everything extra clean. Wash fingerprints from light switch plates. Mop and wax floors. Clean the stove and refrigerator. A clean house makes a better first impression and convinces buyers that the home has been well cared for. 4. Get rid of smells. Clean carpeting and drapes to eliminate cooking odors, smoke, and pet smells. Open the windows. 5. Put higher wattage bulbs in light sockets to make rooms seem brighter, especially basements and other dark rooms. Replace any burnt-out bulbs. 6. Make minor repairs that can create a bad impression. Small problems, such as sticky doors, torn screens, cracked caulking, or a dripping faucet, may seem trivial, but they’ll give buyers the impression that the house isn’t well maintained. 7. Tidy your yard. Cut the grass, rake the leaves, trim the bushes, and edge the walks. Put a pot or two of bright flowers near the entryway. 8. Patch holes in your driveway and reapply sealant, if applicable. 9. Clean your gutters. 10. Polish your front doorknob and door numbers. |
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It’s important to understand what legal responsibilities your real estate salesperson has to you and to other parties in the transactions. Ask your salesperson to explain what type of agency relationship you have with him or her and with the brokerage company.
1. Seller's representative (also known as a listing agent or seller's agent). A seller's agent is hired by and represents the seller. All fiduciary duties are owed to the seller. The agency relationship usually is created by a listing contract.
2. Subagent. A subagent owes the same fiduciary duties to the agent's principal as the agent does. Subagency usually arises when a cooperating sales associate from another brokerage, who is not representing the buyer as a buyer’s representative or operating in a nonagency relationship, shows property to a buyer. In such a case, the subagent works with the buyer as a customer but owes fiduciary duties to the listing broker and the seller. Although a subagent cannot assist the buyer in any way that would be detrimental to the seller, a buyer-customer can expect to be treated honestly by the subagent. It is important that subagents fully explain their duties to buyers.
3. Buyer's representative (also known as a buyer’s agent). A real estate licensee who is hired by prospective buyers to represent them in a real estate transaction. The buyer's rep works in the buyer's best interest throughout the transaction and owes fiduciary duties to the buyer. The buyer can pay the licensee directly through a negotiated fee, or the buyer's rep may be paid by the seller or by a commission split with the listing broker.
4. Disclosed dual agent. Dual agency is a relationship in which the brokerage firm represents both the buyer and the seller in the same real estate transaction. Dual agency relationships do not carry with them all of the traditional fiduciary duties to the clients. Instead, dual agents owe limited fiduciary duties. Because of the potential for conflicts of interest in a dual-agency relationship, it's vital that all parties give their informed consent. In many states, this consent must be in writing. Disclosed dual agency, in which both the buyer and the seller are told that the agent is representing both of them, is legal in most states.
5. Designated agent (also called, among other things, appointed agency). This is a brokerage practice that allows the managing broker to designate which licensees in the brokerage will act as an agent of the seller and which will act as an agent of the buyer. Designated agency avoids the problem of creating a dual-agency relationship for licensees at the brokerage. The designated agents give their clients full representation, with all of the attendant fiduciary duties. The broker still has the responsibility of supervising both groups of licensees.
6. Nonagency relationship (called, among other things, a transaction broker or facilitator). Some states permit a real estate licensee to have a type of nonagency relationship with a consumer. These relationships vary considerably from state to state, both as to the duties owed to the consumer and the name used to describe them. Very generally, the duties owed to the consumer in a nonagency relationship are less than the complete, traditional fiduciary duties of an agency relationship.
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Article 1
When representing a buyer, seller, landlord, tenant, or other client as an agent, REALTORS® pledge themselves to protect and promote the interests of their client. This obligation of absolute fidelity to the client's interests is primary, but it does not relieve REALTORS® of their obligation to treat all parties honestly. When serving a buyer, seller, landlord, tenant, or other party in a non-agency capacity, REALTORS® remain obligated to treat all parties honestly.
(Amended 1/93)
Standard of Practice 1-9
The obligation of REALTORS® to preserve confidential information (as defined by state law) provided by their clients in the course of any agency relationship or non-agency relationship recognized by law continues after termination of agency relationships or any non-agency relationships recognized by law. REALTORS® shall not knowingly, during or following the termination of professional relationships with their clients:
1. reveal confidential information of clients; or
2. use confidential information of clients to the disadvantage of clients; or
3. use confidential information of clients for the REALTOR®’s advantage or the advantage of third parties unless:
a) clients consent after full disclosure; or
b) REALTORS® are required by court order; or
c) it is the intention of a client to commit a crime and the information is necessary to prevent the crime; or
d) it is necessary to defend a REALTOR® or the REALTOR®’s employees or associates against an accusation of wrongful conduct. (Adopted 1/93, Amended 1/99)
Article 2
REALTORS® shall avoid exaggeration, misrepresentation, or concealment of pertinent facts relating to the property or the transaction. REALTORS® shall not, however, be obligated to discover latent defects in the property, to advise on matters outside the scope of their real estate license, or to disclose facts which are confidential under the scope of agency or non-agency relationships as defined by state law.
(Amended 1/00)
Standard of Practice 2-1
REALTORS® shall only be obligated to discover and disclose adverse factors reasonably apparent to someone with expertise in those areas required by their real estate licensing authority. Article 2 does not impose upon the REALTOR® the obligation of expertise in other professional or technical disciplines.
(Amended 1/96)
Article 9
REALTORS®, for the protection of all parties, shall assure whenever possible that agreements shall be in writing, and shall be in clear and understandable language expressing the specific terms, conditions, obligations and commitments of the parties. A copy of each agreement shall be furnished to each party upon their signing or initialing.
(Amended 1/95)
Article 12
REALTORS® shall be careful at all times to present a true picture in their advertising and representations to the public. REALTORS® shall also ensure that their professional status (e.g., broker, appraiser, property manager, etc.) or status as REALTORS® is clearly identifiable in any such advertising.
(Amended 1/93)
Standard of Practice 12-4
REALTORS® shall not offer for sale/lease or advertise property without authority. When acting as listing brokers or as subagents, Realtors® shall not quote a price different from that agreed upon with the seller/landlord.
(Amended 1/93)
Article 16
REALTORS® shall not engage in any practice or take any action inconsistent with the agency or other exclusive relationship recognized by law that other REALTORS® have with clients. (Amended 1/98)
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