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selling a home

Seller FAQs

If you have a home to sell, you’re probably excited to get the process started. There are many things you need to consider when selling your property, and it’s hard not to feel overwhelmed by the task. The good news is we’ve done extensive research about what you need to know about selling your home – and we’ve answered the questions you’re probably wondering:  

How will you determine my home’s value?  

To determine your home’s value and set a listing price, I will complete a Comparative Market Analysis. The CMA uses recent sales of homes close in geography, age, size, and features to yours. (A CMA is not the same as an appraisal, which a licensed appraiser can perform.)  

Is it a good idea to start high?  

Many sellers like the idea of “starting high” to see if they get higher offers, but this strategy isn’t usually practical. First, buyers may not see your listing if they use a price filter set to what they expect prices in the area to run. Second, you run the risk of the appraisal coming in lower than your contract price, which will require your contract to be renegotiated or canceled. Third, if your listing price puts your home higher than your neighborhood value, your home will likely sit on the market longer as buyers wait for you to make a reduction. It’s best to set a realistic listing price that will bring you buyers quickly. My goal is always to get you the highest possible price in the shortest amount of time.  

What percentage of the listing price can I expect to get?  

The list-to-sell ratio is determined by dividing the selling price by the listing price. The ratio is largely market-driven. In a sellers’ market, which is when inventory is low, sellers may get close to 100% or over 100% if the home sells above list price. In a market with a large inventory of homes, a buyers’ market, buyers have more negotiating power, so the list-to-sell ratio may be closer to 90%. My goal is to get you as close to a 100% list-to-sell ratio as the market will bear.  

How soon can I get my home on MLS?  

Once we agree to work together, I will begin entering your home information on the MLS system. I will also schedule a time for a professional photographer to take photos of the property. As soon as all the information and pictures are uploaded items, your listing can go live on MLS.  

What do I need to do to get ready to list?  

For your part, it’s a good idea to begin cleaning out or organizing storage spaces, closets, and drawers and putting away some of your décor or belongings. You may also want to have the exterior pressure washed, and the landscaping cleaned up. We can talk further about specific things that will help your home show better.  

How will showings be conducted?  

You and I will agree on the terms you are comfortable with for showings. We want to make the home accessible to buyers without too much disruption to your personal life. We can use a showing schedule, and unless we agree otherwise, you will be notified in advance of showing requests. We typically use electronic lockboxes that only active members of our local Realtors association can access. We can set the lockbox on a schedule, if necessary. Any time the lockbox is accessed, I receive a notification.  

How will you market my property?  

Marketing your listing is of utmost importance. Most buyers find their properties online through MLS (via their agent,) Realtor, Zillow, or other search engines. Listings in our MLS system automatically show up on these sites within a day or two of becoming active. In addition, I share my listings with the agents in my network, on my website, and on my social media. We can discuss additional opportunities such as hosting open houses and marketing within your neighborhood.

How long will it take to find a buyer?  

Several factors influence the time it takes to find a buyer. These include the market conditions, price range (higher-priced or luxury homes typically take longer to sell,) location (whether your home is in a desirable neighborhood or a unique location,) and the condition of the home (is move-in ready or in need of renovations?) In a balanced market, most houses, when priced accurately and without significant damage or extenuating circumstances, go under contract within thirty days. Homes sell faster in a seller’s market, while buyers take more time to look when inventory is high.  

Will you qualify the buyer?  

When an offer is received, I will work with the buyer’s agent to vet the buyer. All offers should be accompanied by either a pre-approval from a mortgage lender or, if paying cash, by verification of funds available to cover the purchase price. Once you accept an offer, the buyer must put down the agreed upon earnest deposit, schedule any inspections as stipulated in the contract, and, if financing is involved, their lender will initiate the loan approval process. I will stay in close contact with the buyer’s agent to make sure due process is followed.  

What are the costs involved?  

The seller usually pays for the real estate agent fees, which are divided between the buyer’s agent and the seller’s agent. The seller also pays their share of the property taxes and HOA dues. If the full annual amount has been paid, the buyer will repay their portion back to the seller at closing. There is also a closing fee, title insurance, state and county taxes. In some transactions the seller elects to pay a portion of the buyer’s closing costs to help make the transaction work for the buyer.  

Is your commission negotiable?  

The commission is not negotiable. Keep in mind that the commission is split between the listing and the selling agent. If we were to reduce the commission upfront, buyers’ agents might be less likely to advocate for your property. I will work very hard to represent you honestly with full loyalty and integrity to earn the designated commission. This work is my livelihood, and I often go above and beyond the call of duty to earn my pay and close transactions for my clients.  

Can I cancel if I find my own buyer?  

The listing agreement is a contract between you and me and/or my brokerage. It stipulates the terms for cancellation, which you are encouraged to review. Once we have signed the listing agreement, a prospective buyer that approaches you directly should be redirected to me.   How often will we communicate?   Communication is key to an easy and successful sale. I will keep you appraised of events every step of the way. You are welcome to reach out to me with questions or concerns. When we go over the listing information, we will discuss our preferred means of communication and schedules to make sure we know each other’s availability and boundaries.

Thinking of selling? I’m here to help! Shoot me a message or give me a call today.

12 Tips for an Easier Move

As exciting as it is to move into a new home, not many people look forward to the actual moving day. Whether you are moving across town or across the country, moving is stressful. Here are some helpful hints from expert movers to make the big day a little more bearable.

1. Schedule your move well ahead of time. Moving companies get booked up weeks in advance, so don’t wait until the last minute to schedule your move. Make sure they know ahead of time if you have any very large or heavy items to move. The last thing you want is for the movers to show up with a truck that isn’t big enough or without enough people to move your belongings safely.

2. Consider letting the moving company pack your items. If it’s within your budget to hire packers, it may be money well spent. Packers are usually very efficient and take time to wrap fragile items securely. Packers will usually pack you the day before your move, so you don’t have to pack items away that you may need up until the day of your move.

3. Schedule services. Don’t forget to have services transferred or started at your new home. These may include:

Power

Water

Trash service

Internet/TV/Phone

Gas

Lawn service

Pool service

Security system monitoring

4. Have your new home professionally cleaned. If your seller is not arranging for cleaning to be done prior to closing, arrange to have it done before you move in so that you won’t arrive to a dirty house.

5. Pack a moving supply box. Your moving supply box should contain items you may need while you are unpacking and getting settled in your new home, such as:

Toilet paper

Paper towels

Sponge

All-purpose cleaner and glass cleaner

Shelf liner paper

Scissors

Furniture moving pads

Tape measure

Cordless screwdriver

Hammer

Picture hanging kit

Bottled water, snacks, pet food

Paper plates, cups, and disposable utensils

Dish Soap and Hand Soap

6. Make Your Bed. As soon as your bed frames and mattresses come off the truck, put them together or have the movers put them together, and make them up. Pack your sheets, blankets, and pillows together in well-marked boxes so you can find them easily. When you are ready to collapse at the end of moving day, you’ll be thankful the beds are made up and ready to fall into.

7. Ditto for your towels and bath soap. Pack bath towels and soap with your bed sheets so you can jump in the shower before retiring without having to search for towels.

8. Make Plans for Your pets. The last thing you need on moving day is a stressed-out pup or kitty, or worse, one that escapes in an unfamiliar neighborhood. Make plans for your pets to spend the day with family or friends, a pet sitter, or boarding facility until you are ready to introduce them to their new home.

9. Say Yes to Helpers. Sometimes it’s hard to accept extra help from family or friends if you aren’t sure what they can help with. Here are some tasks you can delegate:

Lay shelf liner in the kitchen and bathroom cabinets and drawers

Unpack and put away your kitchen items (you can rearrange later!)

Babysit or keep your children occupied

Make up your beds, place towels in the bathrooms

Wipe down cabinets and counters

Break down packing boxes

Hang clothes in closets

Organize tools and equipment in the garage

Pick up lunch or dinner

10. Hire a Sitter. If you have little ones, they will be very excited about their new home, new rooms, and yard. They will want to be with you, but they will not be interested in unpacking boxes! Make plans for someone to be available just for them, so you can concentrate. A family member, friend or hired sitter can help them explore their new surroundings, build a box fort, or organize their toys in their new rooms without you worrying about where they are.

11. Hire someone to hang your art. Unless you love to hang things yourself, you might consider having a handyman scheduled to come in and hand your wall art and window treatments for you. This can save you a great deal of time getting settled. If you need help deciding where to hang art or portraits, a decorator may be a better choice than a handyman. They can help you decide on placement and hang items themselves or direct a handyman where to hang items.

12. Check out of the old house. Make sure you have submitted a change of address form with the post office. You’ll also need to remember to leave all keys and garage door or gate openers, and make sure the movers don’t pack up things like ceiling fan remote controls or other loose items that stay with the house. Don’t forget to clean out spaces like the attic, backyard sheds, crawl spaces, or any other hideaway spaces you might have stored items. It’s always nice to have the home professionally cleaned for the new owners, and, if you feel inclined, leave a list of recommended local vendors for household services.

Upsize or Downsize: Which is Your Best Move?

Deciding if it is time for your family to upsize or downsize is not always a clear choice. There are factors to consider that might push you to take the leap or stay put for a while longer. Whether you are thinking about upsizing so your family can spread out or purging possessions so you can downsize, here are some questions to ponder.

1. How are you using your current space?

Do your family members feel like they don’t have adequate privacy or space to do their own thing?  Are you tired of working at the dining table and really need an office or workshop? Is having the kids share bedrooms just not working out? Maybe an upsize is warranted. On the other hand, do you have rooms that aren’t being used, or are you tired of paying property taxes on more house than you need? Check for the downsize column!

2. Have you considered the maintenance costs?

If upsizing is on your mind, consider the added costs for maintaining a larger home and property, whether in money or time. Will you be able to keep up with cleaning, lawn care, and general maintenance issues that come with owning a home? If you are ready to cross maintenance off your to-do list, perhaps you are ready to downsize to a more manageable property or one where the HOA handles part of the job.

3. What are your outdoor space needs?

Are you ready to give up having a yard or garden to downsize to a maintenance-free space? Do you have pets that need outdoor space? Do you need more outdoor space for your children to play or your dog to run around in? The size of the house is one thing, but the property is important also.

4. Have you looked to the future?

What do you expect your needs to be in the next five, ten, or twenty years? Do you want a large home where your children and grandchildren will come for vacations and holidays, or will you be spending those times at their homes? Will you want to entertain groups of friends, or do you foresee going out for your entertainment? What will happen if your spouse passes; will you want to stay in the home on your own?

5. Do the financial implications add up in your favor?

Can you handle the higher costs involved with a larger home, or are you ready to cut costs with a downsize? Consider where you stand on your current mortgage. Are you alright with starting a new mortgage at this point in your life, or are you in a position to purchase in cash? What are the tax implications for your move?  

6. Is it the right market to upsize or downsize?

A seller’s market is hot for those looking to sell a larger home and downsize. Upsizing may be riskier in a big seller’s market, but if your family would be happier in a larger home, it might be worth the leap.

Whatever questions you have about purchasing your next home, I’d be honored to assist you. So let’s work together to make sure your next move is the right one!

Click Here to Download your FREE Report!!

Are We in a Housing Bubble?

Wondering if we’re in a housing bubble? If so, you’re not alone. ⁣
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Here’s the latest on what experts over at Bloomberg Business are saying about the current housing boom.⁣
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No doubt today’s environment feels a lot like the bubble market in 2006, but don’t worry, there are a few “market” differences:⁣
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Loans are much harder to get today than in 2006. Lenders have raised lending standards and loans are smaller in proportion to house values and borrowers’ income. Translation? Buyers can’t weasel their way into loans like they used to.⁣

The main factors in the current price runup are tight supply and strong demand, not sloppy lending.⁣
Many think the boom has been years in the making. Having overbuilt in the 2000s, homebuilders underbuilt in the 2010s—and now, it’s playing catch up.⁣
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Yes, home prices are soaring, but the market is strong with no hint of slowing down. If you’re curious about buying or selling right now, I’d love to connect. Reach out and let’s talk.⁣
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Should You Sell to an Instant Offer Company?

There’s a new term in real estate: iBuyer.

iBuyers, short for instant buyers, give sellers an almost instantaneous offer on their homes. Also called instant offer companies, iBuyers promise sellers an offer within a couple of days and closing dates within one to two weeks. Some popular iBuyers include Opendoor, Offerpad, Redfin, and Zillow Offers. 

Unlike house flippers, iBuyers aren’t looking for distressed homes. iBuyers purchase moderately-priced homes, fix them up as needed, and relist them.

The obvious downside to selling to an iBuyer is that you will not get top dollar for your home. They are looking for homes where they can make a specific profit margin. Typically, the company will analyze your home online, using algorithms to come up with a value. For example, Zillow Offers will most likely offer you their Zestimate price. Sellers should expect an offer of about 10% under fair market value.

iBuyers accept a tiny percentage of the homes submitted. If the company decides to make you an offer, they may send a home inspector out to determine what costs they will have in preparing to resell the house. If you work with an iBuyer, make sure to read all the terms, as you may be required to cover some repairs.

While using an iBuyer saves you from paying real estate agent fees, watch out. You may not have to pay the 5-7% real estate commission, but iBuyers charge fees that may run anywhere from 6 to 9%. The total costs of working with an iBuyer can sometimes run as much as 12-15% of your selling price.

Working with an iBuyer benefits sellers who don’t have the time or desire to market their home traditionally. If you are in a situation where you need to sell your home quickly and are willing to take less than your home is worth, then an iBuyer may work out well for you. 

Before you offer your home to an iBuyer, please allow me to discuss your options with you. 

What is the difference between a SELLER’S and BUYER’S market?

IT’S A SELLER’S MARKET! ⁣
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IT’S A BUYER’S MARKET! ⁣
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IT’S A BUYER’S & SELLER’S MARKET! ⁣
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I mean, seriously. What does all the jargon even mean? What exactly IS a “buyer’s market” or a “seller’s market,” and how does anyone know which one we’re in? ⁣
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Wonder no more, good friends. The next time you hear the oft thrown-around term, here’s what to call to mind:⁣
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A BUYER’S MARKET⁣
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• Lots of for sale signs around town and homes on the MLS⁣
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• Homes selling below listing price with several price cuts along the way⁣
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• Rising inventory levels and increase in days on market⁣
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• Population and job growth trending downward⁣
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• Sellers offering to pay points or closing costs or give allowances for new flooring or appliances⁣
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• Sellers regularly taking their home off-market for a few weeks, then relisting it, in an effort to make it appear “fresh”⁣
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A SELLER’S MARKET⁣
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• Fewer for sale signs around town and homes on the MLS⁣
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• More FSBOs because some think they don’t need an agent to sell⁣
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• Homes selling through word-of-mouth before they are even listed⁣
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• Low inventory levels and shorter days on market⁣
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• Job growth above average ⁣
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There are pros and cons to each type of market. I’ve been in this business long enough to experience many different market conditions. Whether you need to buy or sell, I can help you with a strategy! Send me a message and let’s chat about your real estate goals. Don’t put it off any longer—I can’t wait to connect with you.

Schedule a No Obligation Consultation Today!

Staging Tips #3- The Top Interior Staging Recommendations

Entry

  • Make sure that the entry is welcome and inviting.
  • Put away all coats and shoes that may be left at the door.
  • Consider adding a small table or bench for potential buyers to set things on as they remove their shoes or put on shoe covers.

Master Bedroom

  • Remove any excess furniture – an open, airy feel in a bedroom is really important. Basics to leave: bed, night stands, dresser, possibly a bench or side chair if there is room.
  • Pack up or relocate any non-essentials to storage (seasonal clothes, extra shoes, etc)
  • TV is ok to leave but hide or remove cords for photos so it looks styled and not messy.
  • Make the bed as luxurious as possible (light neutral bedding, lots of layers, lots of pillows & throw pillows) (borrow or consider buying pillows if needed.)
  • Clear all personal items from surfaces (this includes lotions, tissue boxes and alarm clocks)
  • Replace any personal photos

Master Bath

  • Create a very neutral, luxurious ‘spa’ feel as much as possible
  • Remove any open laundry baskets
  • Replace any items on open shelving with folded face cloths, new candles, small decor items, etc. (especially watch for the small personal items that are stored ‘out’, which signal to a buyer that there isn’t enough storage)

Living Room

  • Evaluate the layout and the amount of furniture in the space: the goal is to create an open, airy feel with good traffic flow – often some pieces need to be moved out and the room rearranged. Try not to cover windows or block walking paths with furniture
  • Remove all family photos and really simplify decor (pack this stuff first)
  • Almost all surfaces should be clear – add a few decor items to tables and bookshelves but keep it very minimal
  • Bundle, tuck, hide or remove as many loose cords as you can (tv lamps, etc)
  • Updated throw pillows  (consider buying or borrowing if you don’t have some)
  • Kids toys should be put into baskets or hidden completely if possible (anything large should be stored)

Kitchen & Bathrooms

  • Mop and polish floors
  • Clean appliances and fixtures
  • Clean and organize pantry, throw out any old items and show off the storage space
  • Replace old caulking
  • Remove all stains from sinks, toilets, showers/tubs
  • Keep all toilet seat lids closed
  • Stow away your personal soaps, hygiene products, medications, etc.

Looking for more tips? Click here to download my Staging Guide.

Thinking about Selling By Owner?

Selling real estate is a complicated process that Realtors work hard to master. You absolutely can sell your home on your own, but it is not the best choice for everyone.

Consider these questions before ruling out hiring a Realtor:

  • Do you know how to write a contract?
  • Do you have the budget for photography and marketing?
  • Do you know the market value of your home?
  • Do you have a third party to negotiate on your behalf or will you be doing it directly with the buyer?
  • Are you prepared to leave work for showings and arrange these on your own?
  • Do you know how to prepare your home to sell for top market value?
  • Do you know to qualify a potential buyer?
  • Should you have multiple parties interested, do you know how to handle a bidding war and how to sort through offers and decipher which is the best one to choose?
  • Are you prepared for the process after an agreement has been reached?

On the fence about what to do? Give me a shout for a free no obligation home selling consultation. Or click on this link to find an available appointment that fits your schedule.

Click Here to Join!!

Choosing the Right Realtor to List Your Home

Choosing the person to trust with one of your biggest monetary assets, your home, is a big decision.  Be prepared by asking a few important questions to make sure that the agent is right for you and has the experience and skill set to get you to the closing table!

QUESTIONS TO ASK WHEN HIRING AN AGENT

What is your experience?

See what their background is and what skill set they are bringing to the table.  While real estate experience is important, having a professional background in other things can be a great way to round out their experience. 

Do you have another full time job?

While I respect the hustle, it’s important that your real estate agent’s focus is on you and your home!  If they are only moonlighting as an agent, their focus is going to be limited and it can potentially effect their performance.  In addition, there may be some times that they are unavailable to provide the service you hired them for since they will be working another job.  You will want to find someone that is fully committed to being a professional and has the experience to serve you properly.

If I list with you, will you be the person I deal with?

Make sure the person you are speaking with will be the person you will work with.  Some agents have additional staff that they pass their listings or buyers on once the contract gets signed.  While having a support team is great, hiring one person but never being able to communicate with that person is another. 

How will you market my home?

Make sure that your listing agent doesn’t plan to list your home & pray someone brings a buyer.  That is almost never enough.  Ask about their marketing plan & make sure that it makes sense to you! Don’t be afraid to ask questions.

How will you market my property online?

I hate to say it, but some agents are still sticking a sign in the yard, holding Open Houses and calling it a day.  No thanks.  Over 90% of buyers are looking online for homes at some point during their search.  If your agent isn’t utilizing digital marketing along with social media then you are losing out on a very large pool of buyers. 

Will you hire a photographer?

Do some online research.  See that home with the agent in the mirror, taking a picture of the bathroom with the toilet seat up?  It’s getting less views, which means less showings, which means it will be on the market longer, potentially resulting in it selling for a lower price.  That’s a pretty big downward spiral don’t you think?  Make sure your agent hires a professional photographer so that your home stands out & looks it’s best! 

How often do you communicate?

Selling your home is stressful! You should never be left guessing what is happening with the sale of your home.  Make sure that your agent has systems in place to keep you up to date on what they are doing to get your home sold.  Once your home is under contract, there are lots of details that need to be done & deadlines that need met.  Your agent should keep you on track & communicate with you often! 

Do you have a process? If so, what does this process look like?

Real estate transactions are not all the same, but it is important that your real estate agent has a process and a plan to help you reach your goals. Some agents may “just wing” it, but the true professionals will be able to give you the steps of their plan and let you know how they will serve you.

What is your negotiation style?

Real Estate is a team sport – everyone has to work together to get to finish line.  While your agent should always have your best interests in mind, it’s important they play well with others.  Being bull headed and hard to deal with can often lead to lost deals & lose you lots of money! On the other side of that coin, your agent should be able to stand their ground when it matters. 

How much should my home be listed at?

Are you ready for the most shocking answer of all?  You should not just list with an agent who brings you the highest number & call it a day. Wait, what?!?  While a higher number is tempting, remember that buyers will only pay what the market says your home should be valued at.  And most of the time, buyers won’t pay anything higher than the appraised value of your home.  What your home should be listed at should be based on multiple factors. Your agent should do research and be able to show you why & how they came up with the numbers for your home.  Be wary of an agent who brings high numbers with no data backing it up – you’ll end up with your house on the market for too long, resulting in it actually selling lower than what it would have if it was priced correctly to being with! 

Why should I hire you?

Bottom line is no two agents are the same.  Make sure that you are able to connect & build rapport with the real estate agent you are interviewing.  Ask what makes them different from all the other hundreds or thousands of agents in your town.  If at the end of the interview you have doubts or don’t feel confident that they are the right agent for you, listen to your gut!  It’s okay to “no thanks” and interview someone else!

Thoughts on hiring family or friends:

Chances are you may already know a real estate agent in your own social circle. The truth is, just because they are family or your friend, doesn’t mean you should hire them.  Buying or selling a home is a huge financial and emotional event and it’s important that your agent is able to confidently help you navigate the transaction.

Need help finding a real estate professional in your area?  I have a huge network of amazing agents all over the country and would love to help you find one that is perfect for your needs! Reach out to me & I can provide you with a list of agents you can interview in your area.

Can a Real Estate Agent Represent the Buyer & the Seller?

Can a real estate agent represent both the buyer and the seller?⁣

Short answer? Yes. But there are a few things you’ll want to think through before going this route:⁣⁣

  1. When you hire an agent to work just one side of the transaction, you get a “fiduciary relationship.” What this means is your agent has the responsibility to uphold your best interests in good faith. Translation: Your agent is looking out for you and you alone.⁣
  2. When you work with an agent on both sides of the transaction, you forego this benefit. Called a “dual agency,” the agent represents both you and the other party (buyer and seller) and is supposed to remain neutral to both parties’ interests. Because of this, dual agents tend to leave the buyer and the seller hashing out the details of the sale without the benefit of an agent’s expertise and advice.⁣
  3. While it may work in special circumstances, the most common arrangement is for each party to have their own agent looking out for their best interest. ⁣

After all, at the end of the day, whether you’re buying or selling, you want to walk away knowing you received the FULL advantage of working with a professional and knowledgeable agent.⁣