Selling a house can be an exciting yet overwhelming journey. From assessing the market to understanding paperwork and negotiations, the process involves numerous steps, sometimes up to 50.

Partnering with a full-service realtor eases this burden, allowing you to focus on finding the right buyer. Their expertise streamlines the process, saving you valuable time, reducing stress, and ensuring a smooth transaction from start to finish.

Pre-Listing Activities

• Make appointment with seller for listing presentation
• Send seller a written or e-mail confirmation of listing appointment and call to confirm
• Review pre-appointment questions
• 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
• Research property's ownership & deed type
• Research property's public record information for lot size & dimensions
• Research and verify legal description
• Verify legal names of owner(s) in county's public property records
• Perform exterior "Curb Appeal Assessment" of subject property
• Compile and assemble formal file on property
• Confirm current public schools and explain impact of schools on market value

 

Listing Appointment Presentation

• 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 Comparable, Sold, Current Listings & Expired
• 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 market power of web marketing, IDX and REALTOR.com
• 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

• Present and discuss strategic master marketing plan
• Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature

 

Once Property Is Under Listing Agreement

• Review current title information
• Measure overall and heated square footage
• Measure interior room sizes
• 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 applicable and available
• Review house plans and make copy
• Order plat map for retention in property's listing file
• Prepare showing instructions for buyers' agents and agree on showing time window with seller
• Obtain current mortgage loan(s) information: companies and & loan account numbers
• Verify current loan information with lender(s)
• Discuss possible buyer financing alternatives and options with seller
• Review current appraisal if available
• Identify Home Owner Association manager if applicable
• Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee
• Order copy of Homeowner Association bylaws, if applicable
• 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 key made for lockbox
• 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
• Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
• Review results of Interior Décor Assessment and suggest changes to shorten time on market
• Load listing into transaction management software program

 

Entering Property In Multiple Listing Service Database

• Prepare MLS Profile Sheet -- Agents is responsible for "quality control" and accuracy of listing data
• Enter property data from Profile Sheet into MLS Listing Database
• Proofread MLS database listing for accuracy - including proper placement in mapping function
• Add property to company's Active Listings list
• Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
• Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography

 

Marketing the Listing

• Create print and Internet ads with seller's input
• Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends included
• Install electronic lock box if authorized by owner. Program with agreed-upon showing time window
• Prepare mailing and contact list
• Generate mail-merge letters to contact list
• Order “Just Listed” labels & reports
• Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
• Prepare property marketing brochure for seller's review
• Arrange for printing or copying of supply of marketing brochures or fliers
• Place marketing brochures in all company agent mail boxes
• Mail Out "Just Listed" notice to all neighborhood residents
• Advise Network Referral Program of listing
• Provide marketing data to buyers coming from referral network
• Provide "Special Feature" cards for marketing, if applicable
• Price changes conveyed promptly to all Internet groups
• Reprint/supply brochures promptly as needed
• Feedback e-mails sent to buyers' agents after showings
• Review weekly Market Study by email/call
• 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
• Promptly enter price changes in MLS listing database

 

The Offer and Contract

• Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.
• Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes
• 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
• Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible
• Confirm buyer is pre-qualified by calling Loan Officer
• Obtain pre-qualification letter on buyer from Loan Officer
• Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date
• Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
• Fax copies of contract and all addendums to closing attorney or title company
• When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent
• Record and promptly deposit buyer's earnest money in escrow account
• Disseminate "Under-Contract Showing Restrictions" as seller requests
• Deliver copies of fully signed Offer to Purchase contract to seller
• Fax/deliver copies of Offer to Purchase contract to Selling Agent
• Fax copies of Offer to Purchase contract to lender
• Provide copies of signed Offer to Purchase contract for office file
• Advise seller in handling additional offers to purchase submitted between contract and closing
• Change status in MLS to "Sale Pending"
• Update transaction management program show "Sale Pending"
• Provide credit report information to seller if property will be seller-financed

 

Tracking the Loan Process

• 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

 

Home Inspection

• Coordinate buyer's professional home inspection with seller
• Enter completion into transaction management tracking software program
• Ensure seller's compliance with Home Inspection Clause requirements
• Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
• Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

 

The Appraisal

• Schedule Appraisal
• Provide comparable sales used in market pricing to Appraiser
• Follow-Up On Appraisal
• Enter completion into transaction management program
• Assist seller in questioning appraisal report if it seems too low

 

Closing Preparations and Duties

• Contract Is Signed by All Parties
• Coordinate closing process with buyer's agent and lender
• Update closing forms & files
• Ensure all parties have all forms and information needed to close the sale 
• Select location where closing will be held
• Confirm closing date and time and notify all parties
• Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death
• Certificates
• Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing
• Request final closing figures from closing agent (attorney or title company)
• Receive & carefully review closing figures to ensure accuracy of preparation
• Forward verified closing figures to buyer's agent
• Request copy of closing documents from closing agent
• Confirm buyer and buyer's agent have received title insurance commitment
• Reviews all closing documents carefully for errors
• Forward closing documents to absentee seller as requested
• Review documents with closing agent (attorney)
• Research all tax, HOA, utility and other applicable prorations
• Coordinate this closing with seller's next purchase and resolve any timing problems
• Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.
• Close out listing in system