You are ready to sell when:
- You have completed your fact gathering process.
- You are confident that your interests will be represented to your advantage.
- You are comfortable with the Realtor® you have selected to work with you.
- The Selling plan you have developed meets YOUR needs!
The terms Agent, Broker and Realtor® are often used interchangeably – BUT have very different meanings. In Colorado, a person must be licensed in order to sell Real Estate. Standards set by the State Of Colorado cover the minimal education, examinations and experience needed to become licensed. After receiving a real estate license, the better agents join their local and national “Association of Realtors,” the world’s largest professional trade association.
Only after joining the Association and subscribing to a strict “Code of Ethics” (which goes well beyond state law) can the real estate Agent be called a Realtor®. It is through the Realtor Association that the Agent agrees to collectively share the information on all houses listed for sale. This is done through the local MLS or Multiple Listing Service.
We pledge to you the strongest marketing effort not only locally, but nationally and internationally through our website and numerous other internet marketing outlets which we network through. As your Realtor®, it is our job to get your house sold! we never lose site of our mission.
Establishing the listing price to ask for your Home is one of the MOST important steps you will take. If your price is set too high (even in a very strong sellers market) you will not get an offer. If you set it too low, you will effectively be giving away your money. Establishing a price balancing between these two Pricing levels will be our objective.
We will provide you a complete CMA or Comparable Market Analysis, prior to establishing a listing Price for your Home. This report will show you both actual sale of properties similar to yours, plus it will show you what homes are currently on the Market in competition with your home. You will be provided with a list of Homes, most comparable to your home in terms of square feet, year built, condition of the Home, proximity to you home, lot size, date of sale or time on the market. When appropriate, we will set showings on homes in your neighborhood and actually visit these homes with you prior to setting your price. We will also provide guidance to establish a Price point which will meet the requirements of Appraisers. Remember that MOST homes acquired will have a Mortgage Lender who will insist on an independent Appraisal prior to Financing a Buyer for your Home.
During the process of finalizing the Listing Price, we will prepare a “Net Cash Available to Seller” analysis for you. This will let you know the cash you may expect to have available to you after the close of sale for your home. Contact us for a price analyst 800-492-6737, or listings@nrercorp.com
- Are home prices in your area trending upwards or downwards?
- Are homes selling quickly or languishing?
- Will your home be on the market in the spring home-buying season or the dead of winter?
- What are current interest rates for mortgages?
- Will you be selling in a Buyers or a Sellers market?
- Is the local job market strong or are employees fearful of staff reductions?
- How motivated are you for a quick sale?
- Is it necessary for you as Seller to provide “incentives” such as a “pre-home sale” inspection, Home Buyers Warranty, financing assistance, Selling Agent bonuses? Many of these factors will be weighed in the First Step in marketing your Home – STEP 3 Determining the Listing Price.
Setting the Stage to Sell your Home:
Consider what you look for when looking for a home to purchase – Visual appearance, odors and noise all factor into your impression. Imagine yourself walking up to your home as though for “the first time”:
- What do you notice?
- How do you feel about what you see?
- Is the home inviting?
- Is the home well-maintained?
- Would you be inclined to buy this home?
Methods used in Selling of your Home:
- List your Home with the MLS within 24 hours of having a signed listing Agreement
- Prepare Virtual Tour of your home for use on our website and other National websites
- Prepare marketing materials about your home
- Distribute the marketing materials
- Notify your neighborhood about your home.
- Hold Open Houses as appropriate
- Notify National Referral Companies in the Metro Denver area.
- Cooperate with ALL Real Estate Agents
- Providing yard signs and Brochure boxes in your front yard.
- Advertise home: media and frequency depends on property and market.
- Prepare Property Profile report to be available to Buyers as they visit Home.
- Once we establish the Listing Price, can the Price be changed?
- Should I be available at the Home when potential Buyers visit?
- How effective is it to have an Open House?
- If I don’t have an acceptable Offer within the first 30 days, What does that imply?
- What expenses am I responsible for when I sell my Home.
- Do I have any security concerns about letting potential buyers visit my home when I am not here?
- When I receive an Inspection Report from the Buyer with a list of items to be corrected, I am I obligated to fix all of the requested items?
- If the Appraisal prepared for the Buyers Financial Institution does not support the agreed sale price, what happens?
- What does it mean to have a “Cloud on the Title”?
- I have read newspaper article’s refer to the Median Price of a home vs the Average Price of a home, what is the difference?
- What is the difference between the Square Feet of my home and the Finished Square Feet of my home?
- What is the Seller’s Property Disclosure form?
- Am I affected by the Lead Base Paint disclosure rules.
- How do I determine the Taxable Gain on the sale of my home?
- What is the difference between a Listing Agent and a Selling Agent.
Once you receive an offer on your home, we will review all the terms and conditions of the Offer with you. If any of the terms or conditions of the offer are different than the terms indicated in the MLS and are not acceptable to you, you have the right to Counter the initial Offer made with terms and conditions which meet your requirements.
Through this process of reviewing, countering and/or accepting the “purchase offer,” we will work closely with you to maintain timely responses and provide market savvy answers to your questions as they come up.
Once the purchase offer is “countered” and accepted, the clock starts running for many items needed to meet the requirements of the agreement and your protection. We will immediately order the “title opinion” to be delivered to the buyer. As the buyer completes his requirements, we will be sure to review the results of the Appraisal and the inspection report for your benefit.
If, for example the results of the “inspection report” are not reasonable, you will have the option not to perform any requested items, thereby giving the buyer the option to waive the items listed or to void the contract. We will be available to advise you on all such matters along the way to closing.
Closing on the property is usually handled by the title company which issued the title opinion. The Seller has the choice of selecting the title Company used. We will be with you to provide answers and assistance for you during this process which usually takes from 30-90 minutes. We will be sure to review all settlement statements for you as Seller for accuracy and reasonableness.
Time of possession is established at the time of negotiating the original offer. In Colorado, it is customary for the buyer to take possession at closing or up to 2 days after closing. If the Seller wishes to stay in the home beyond these dates, this is negotiated between the Buyer and the Seller and involves a rental fee payable to the buyer after closing.
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