Our Selling Process
Realtor® To-Do List
Our Selling Process
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- Make appointment with seller for listing presentation
- Research all comparable currently listed properties
- Research sales activity for past 18 months from MLS and public records databases
- Research “Average Days on Market” for this property of this type, price range and location
- Download and review property tax roll information
- Prepare “Comparable Market Analysis” (CMA) to establish fair market value
- Obtain copy of subdivision plat/complex lay-out
- Research property's ownership & deed type
- Research property's public record information for lot size & dimensions
- Research and verify legal description
- Research property's land use coding and deed restrictions
- Research property's current use and zoning
- Verify legal names of owner(s) in county's public property records
- Prepare listing presentation package with above materials
- Perform exterior “Curb Appeal Assessment” of subject property
- Compile and assemble formal file on property
- Review listing appointment checklist to ensure all steps and actions have been completed
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- Give seller an overview of current market conditions and projections
- Review agent's and company's credentials and accomplishments in the market
- Present company's profile and position or “niche” in the marketplace
- Present CMA Results To Seller, including Comparables, Solds, Current Listings & Off Market
- Offer pricing strategy based on professional judgment and interpretation of current market conditions
- Discuss Goals With Seller To Market Effectively
- Explain market power and benefits of Multiple Listing Service
- Explain the work the brokerage and agent do “behind the scenes” and agent's availability on weekends
- Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
- Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature Once Property is Under Listing Agreement
- Confirm lot size via owner's copy of certified survey, if available
- Note any and all unrecorded property lines, agreements, easements
- Obtain house plans, if available
- Prepare showing instructions for buyers' agents and agree on showing time window with seller
- Review current appraisal if available
- Verify Home Owner Association Fees
- Obtain Homeowner Association bylaws, if applicable
- Calculate average utility usage from last 12 months of bills if applicable
- Research and verify city sewer/septic tank system
- Water System: Calculate average water fees or rates from last 12 months of bills )
- Well Water: Confirm well status, depth and output from Well Report
- Natural Gas: Research/verify availability and supplier's name and phone number
- Verify security system, current term of service and whether owned or leased
- Verify if seller has transferable Termite Bond
- Ascertain need for lead-based paint disclosure
- Prepare detailed list of property amenities and assess market impact
- Prepare detailed list of property's “Inclusions & Conveyances with Sale”
- Compile list of completed repairs and maintenance items
- Have extra keys made
- Verify if property has rental units involved. And if so:
- * Make copies of all leases for retention in listing file
- * Verify all rents & deposits
- * Inform tenants of listing and discuss how showings will be handled
- Arrange for installation of yard sign
- Assist seller with completion of Seller's Disclosure form
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- Enter property data into MLS Listing Database
- Proofread MLS database listing for accuracy – including proper placement in mapping function
- Add property to company's Active Listings list
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- Create print and Social Media Internet ads
- Coordinate showings with owners, tenants, and other Realtors®.
- Prepare mailing and contact list
- Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
- Mail Out “Just Listed” notice to all neighborhood residents
- Submit ads to company's participating Internet real estate sites
- Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
- Place regular weekly update calls to seller to discuss marketing & pricing
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- Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.
- Counsel seller on offers. Explain merits and weakness of each component of each offer
- Contact buyers' agents to review buyer's qualifications and discuss offer
- Confirm buyer is pre-qualified by calling Loan Officer
- Obtain pre-qualification letter on buyer from Loan Officer
- Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
- Email copies of contract and all addendums to closing attorney
- Record and promptly deposit buyer's earnest money in escrow account.
- Deliver copies of fully signed Offer to Purchase contract to seller
- Deliver Offer to Purchase contract to lender
- Order per Sellers Request septic system inspection, if applicable
- Receive and review septic system report and assess any possible impact on sale
- Deliver copy of septic system inspection report lender & buyer
- Deliver Well Flow Test Report copies to lender & buyer and property listing file
- Verify termite inspection ordered, if required
- Verify mold inspection ordered, if required
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- Follow Loan Processing Through To The Underwriter
- Contact lender weekly to ensure processing is on track
- Relay final approval of buyer's loan application to seller
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- Coordinate buyer's professional home inspection with seller
- Review home inspector's report
- Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
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- Schedule Appraisal with Seller
- Follow-Up On Appraisal
- Assist client in questioning appraisal report if it seems too low
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- Coordinate closing process with buyer's agent and lender
- Ensure all parties have all forms and information needed to close the sale
- Confirm closing date and time and notify all parties
- Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing
- Confirm buyer and buyer's agent have received title insurance commitment
- Provide earnest money deposit check from escrow account to closing agent
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