Seller Freqently Asked Questions

Your attorney’s office will contact you with the scheduled closing date & time. Once you have received that information, we ask that you call the utility companies with that date, as well the new owners name, and ask that the utilities can be transferred to the new buyers instead of being shut off. The meters should be read within 24 hours of closing, so that you receive accurate figures on your final bill.
Whether living in your home or not, as the homeowner, you are responsible for maintaining your home during your listing period, through to closing. You should make arrangements for someone to maintain lawn mowing, weeding & general landscaping, as well as snow plowing & shoveling during the winter months. All utilities must remain on & paid up to date, or the property can be professionally winterized. We recommend having the heat set to 55 degrees to ensure that pipes do not freeze during the winter months.
The first step is for us to discuss the basis for the Appraisers opinion with the Appraiser. If we are unable to reach a satisfactory resolution, then either the Buyer would be required to come up with a larger down payment or the Seller would need to agree to reduce the price. If a solution cannot be achieved, then the contract will be void, and the marketing efforts to secure a new Buyer will continue. An FHA or VA appraisal will remain in effect for 6 months, so this means that if another buyer intends to obtain these forms of financing, the appraisal amount from the initial buyer stands. Future appraisals often draw similar valuations regardless of loan structure.
All inspection items fall into one of three categories: 1. Health and Safety issues, 2. Structural & Mechanical issues (often latent defects) and 3. Cosmetic issues. Typically, health and safety, and/or structural & mechanical issues should be repaired; "cosmetic" items require a judgment call. If you choose not to complete the Health and Safety issues or the Structural/Mechanical defects, the Buyer may void the contract and you will likely be faced with these same issues with your next Buyer. Additionally, once you have documented knowledge of these deficiencies, you are obligated to disclose them. Cosmetic items are a function of cost and convenience, with which you may often secure a new buyer without fixing these items. Often times, these issues can be resolved by offering a monetary settlement, in lieu of having the work completed.
All inspection items fall into one of three categories: 1. Health and Safety issues, 2. Structural & Mechanical issues (often latent defects) and 3. Cosmetic issues. Typically, health and safety, and/or structural & mechanical issues should be repaired; "cosmetic" items require a judgment call. If you choose not to complete the Health and Safety issues or the Structural/Mechanical defects, the Buyer may void the contract and you will likely be faced with these same issues with your next Buyer. Additionally, once you have documented knowledge of these deficiencies, you are obligated to disclose them. Cosmetic items are a function of cost and convenience, with which you may often secure a new buyer without fixing these items. Often times, these issues can be resolved by offering a monetary settlement, in lieu of having the work completed.
Generally, we will know whether your house is overpriced within 2 weeks of your list date. If your home is not getting the attention we expect, in order to sell, it is likely because it is overpriced for what the market will bear. Conversely, if a home is getting an overwhelming amount of activity within the first 2 weeks, but no offers have been presented, this too is indicative of it being overpriced.
The overwhelming majority of sales (something in the 90% range) come from the MLS, which means that another real estate agent is working with a pre-qualified buyer. The buyer has received your listing from an automated search set up by their agent. Because their search is generally more focused than buyers just starting out, buyers working with a real estate agent tend to be more serious. The most common mistake agents make when selling a home are the listing photos. Most photos do not showcase these homes in its best light (garbage cans, clutter, etc.), and you only get one chance to make a first impression. These enhanced photos, combined with the right marketing strategy, are a proven combination for success. Your home will be showcased and syndicated to hundreds of websites, including those most widely searched, such as Realtor.com, Trulia, Craigslist, and Zillow. Open houses can also be an effective way to attract buyers, and more often than not, provide constructive feedback as to how your home shows. Success with selling homes has moved away from print advertising, in favor of online marketing.
We will contact the agent who showed your home within 2 hours of their scheduled viewing time & will call or email you (whichever is your preference) with feedback Some agents are better than others when it comes to follow up, but rest assured, we will track them down & get back to you within 24 hours.
Your property should be held open on the first Sunday after your home is listed, when possible. This will offer the convenience of a reduced number of showings during the first few days on the market, as well as an increased sense of urgency (due to the higher traffic) in buyers to make a decision whether to submit a purchase offer. Open houses will run for 1 ½ hours, but the exact time frame will depend on what other open houses in the area are scheduled for. We ask that you plan to leave 15 to 20 minutes prior to your set open house time & return 30 minutes after it is scheduled to end. We arrive early enough to prepare your home (turn on lights, open blinds, air freshener, etc.) & information (Fact sheets, financial sheets, etc.) for perspective buyers, and often stay longer for the late arrivals.
Showings typically last anywhere from 15 to 30 minutes. We recommend that you leave your house 10 to 15 minutes prior to the scheduled showing time & plan to return 30 minutes after the set time.
No. If you’re there, whether showing all the finer points of the home or just in the background, the buyer feels self-conscious and will be concerned about saying anything negative about your home. Being away from your home while it’s being shown gives the buyer the ability to speak freely with their agent without the worry of you reacting to what they have to say. It also helps because you want them to envision themselves there, which is more difficult to do if you are there.
We will call you with all requested showing times for your approval.
Only Realtors, Appraisers & Licensed Home Inspectors can access the lockbox with their real estate keypad. We use a silent lockbox, which means that we don’t attach it to your door, we hide it outside, and don’t enter it into the listing. The only way anyone is allowed to use your lockbox is if they call us first, and we tell them that we will drop one off for this one time use as a courtesy, and to call us when the complete the showing so that we can pick it up. Your lockbox records the personal information for those entering your home.
It generally takes about 2 hours for us to enter your property into the online systems with all photos, video tour and addendums. We will email you a link to your listing as soon as we enter it into our MLS system, so you may review the information and request any changes. All of the real estate websites can take anywhere from 2 to 4 hours to update with new listings, corrections, etc. We typically receive the edited version of the video tour on the evening that the video was taken, and add that link to your online listing, which again, could take 2 to 4 hours to update. Your home will be showcased and syndicated to hundreds of websites, including those most widely searched such as Realtor.com, Trulia, Craigslist, and Zillow.
The sign will be installed within 24-48 hours of listing your home.
It is very important for buyers to have the ability to envision their own things in your home, so we will stage your home where needed, at no cost to you, in order to enhance the marketability of your property. This is a crucial step, as first impressions of your home will occur through your online presence. We will take write full descriptions for the property fact sheets, take photographs, and will coordinate the videographer to join us toward the end of your appointment to have an HD video taken. This appointment generally takes a 1 to 2 hours. When possible, we will send the listing paperwork in advance of your appointment for your review, and ask that you please ask questions and fill it out before our arrival.
It is always important to factor in the number of buyers you will be attracting when deciding on your list price. A majority of Agents & Buyers will search for homes in $25,000 increments so it is always recommended to list at one of these cut-off points. For example, instead of listing at $205,000, you would be better to list your home at $200,000 in order to attract the pool of buyers searching from $175,000 - $200,000, as well as the buyers searching from $200,000 - $225,000.
We typically enter into 6 month listing contracts, as this affords us the best marketing available. The contract can be terminated at any time, through a mutually agreed upon & signed cancellation agreement.