Here at Giraffe Realty, we work really hard to exceed your expectations. Many times, I am asked, “So, what exactly is it that you do when you list my home?” You’d be surprised at just how much work is involved with marketing your home effectively, negotiating offers, and finally getting you to the closing table effortlessly and with as much money in your pocket as possible.
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 12 months from MLS and public records databases
- Research “Average Days on Market” for similar property type
- 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 and 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 record
- Prepare listing presentation package with above materials
- 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
- Review listing appointment checklist to ensure all steps and actions have been completed
Listing Appointment Presentation
21. Give seller an overview of current market conditions and projections
22. Review agent’s and company’s credentials and accomplishments in the market
23. Present CMA Results To Seller, including Comparable’s, Sold’s, Current Listings & Expired Listings
24. Offer pricing strategy based on professional judgment and interpretation of current market conditions
25. Discuss Goals With Seller To Market Effectively
26. Explain market power and benefits of Multiple Listing Service
27. Explain market power of IDX and REALTOR.com
28. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
29. Explain agent’s role in taking all calls to screen for qualified buyers and protect seller from curiosity seekers
30. Present and discuss unique and strategic master marketing plan
31. Explain different agency relationships and determine seller’s preference
32. Help seller choose a title company, if they have no preference
33. Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature
Once Property is under Listing Agreement
34. Review current title information
35. Measure overall and heated square footage
36. Measure interior room sizes
37. Confirm lot size via owner’s copy of certified survey, if available
38. Note any and all unrecorded property lines, agreements, easements
39. Obtain house plans, if applicable and available
40. Review house plans and make copy
41. Prepare showing instructions for buyers’ agents and agree on showing time window with seller
42. Obtain current mortgage loan(s) information: companies and & loan account numbers
43. Verify current loan information with lender(s)
44. Check assumability of loan(s) and any special requirements
45. Discuss possible buyer financing alternatives and options with seller
46. Review current appraisal, if available
47. Identify Home Owner Association manager, if applicable
48. Verify Home Owner Association Fees: mandatory or optional and current annual fee
49. Order copy of Homeowner Association bylaws, if applicable
50. Research electricity availability and supplier’s name and phone number
51. Calculate average utility usage from last 12 months of bills
52. Research and verify city sewer/septic tank system
53. Water System: Calculate average water fees or rates from last 12 months of bills
54. Well Water: Confirm well status, depth and output from Well Report
55. Natural Gas: Research/verify availability and supplier’s name and phone number
56. Verify security system, current term of service and whether owned or leased
57. Verify if seller has transferable Termite Bond
58. Ascertain need for lead-based paint disclosure
59. Prepare detailed list of property amenities and assess market impact
60. Prepare detailed list of property’s “Exclusions” from sale
61. Compile list of completed repairs and maintenance items
62. Explain benefits of Home Owner Warranty to seller
63. Assist sellers with completion and submission of Home Owner Warranty Application
64. When received, place Home Owner Warranty in property file for conveyance at time of sale
65. Have extra key made for lockbox
66. 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
67. Arrange for installation of yard sign
68. Assist seller with completion of Seller’s Disclosure form
69. ”New Listing Checklist” Completed
70. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
71. Review results of Interior Décor Assessment and suggest changes to shorten time on market
72. Assign Centralized ShowingsTM login and password for sellers to check Showings and explain how they will be notified to allow or not allow showing
73. Entering Property in Multiple Listing Service Database and onto countless other websites
74. Proofread MLS database listing for accuracy – including proper placement in mapping function
75. Add property to company’s Active Listings list
76. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Entry Form within 48 hours
77. Schedule a professional photographer/ Videographer to take pictures, create an actual video of home, and create high quality brochures for distribution at showings. Post Viedo on countless websites
Marketing The Listing
78. Coordinate showings with owners, tenants, and other Realtors®.
79. Return calls promptly, (weekends included)
80. Install electronic lock box if authorized by owner and program with agreed-upon showing time windows
81. Prepare mailing and contact list
82. Generate mail-merge letters to contact list
83. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
84. Place marketing brochures in all company agent mail boxes
85. Upload listing to company and personal website
86. Provide marketing data to buyers coming through international relocation networks
87. Provide marketing data to buyers coming from referral network
88. Submit ads to company’s participating Internet real estate sites
89. Price changes conveyed promptly to all Internet groups
90. Reprint/supply brochures promptly as needed
91. Loan information reviewed and updated
92. Share feedback received from buyers’ agents after showings
93. Review weekly Market Study with seller
94. Discuss feedback from showing agents with seller to determine
if changes will accelerate the sale
95. Promptly enter price changes in MLS listing database
96. Engage as many internet sites and social media outlets with the listing
97. Network with my vast number of colleagues and associates about the listing
98. Holding Open Houses, if seller agrees
The Offer and Contract
99. Receive and review all Offer to Purchase contracts submitted by buyers or buyer’s agents
100. Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purpose
101. Counsel seller on offers. Explain merits and weakness of each component of each offer
102. Contact buyers’ agents to review buyer’s qualifications and discuss offer
103. Fax or deliver Seller’s Disclosure form to buyer’s agent or buyer (upon request and prior to offer being made if possible)
104. Confirm buyer is pre-qualified by calling Loan Officer
105. Obtain pre-qualification letter on buyer from Loan Officer
106. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date, with seller’s confidential information intact
107. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
108. Fax/email copies of contract and all addendums to closing attorney or title company
109. When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer to buyer’s agent
110. Record and promptly deposit buyer’s earnest money in escrow account
111. Note in the MLS that property is under contract
112. Deliver copies of fully signed Offer to Purchase contract to seller
113. Fax/deliver copies of Offer to Purchase contract to Selling Agent
114. Fax copies of Offer to Purchase contract to lender
115. Provide copies of signed Offer to Purchase contract for office file
116. Advise seller in handling any additional offers to purchase that may be submitted between contract and closing
117. Review buyer’s credit report results — Advise seller of worst and best case scenarios
118. Provide credit report information to seller if property will be seller-financed
119. Assist buyer with obtaining financing, if applicable and follow-up as necessary
120. Coordinate with lender on Discount Points being locked in with dates
121. Deliver unrecorded property information to buyer
122. Order septic system inspection, if applicable
123. Receive and review septic system report and assess any possible impact on sale
124. Deliver copy of septic system inspection report lender & buyer
125. Verify termite inspection ordered
126. Verify mold inspection ordered, if required
Tracking the Loan Process
127. Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
128. Follow Loan Processing Through To The Underwriter
129. Contact lender weekly to ensure processing is on track
130. Relay final approval of buyer’s loan application to seller
131. Coordinate buyer’s professional home inspection with seller
132. Review home inspector’s report
133. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
134. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed
The Appraisal
135. Schedule Appraisal
136. Follow-Up On Appraisal
137. Provide comparable sales used in market pricing to Appraiser
138. Assist seller in questioning appraisal report if it seems too low; Verify square footage, etc. is correct
Closing Preparations and Duties
139. Contract Is Signed By All Parties
140. Coordinate closing process with buyer’s agent and lender
141. Update closing forms and files
142. Ensure all parties have all forms and information needed to close the sale
143. Select location where closing will be held
144. Verify closing date and time and notify all parties
145. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
146. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
147. Research all tax, HOA, utility and other applicable prorations
148. Request final closing figures from closing agent (attorney or title company). Ask for a Prelimary HUD
149. Read & carefully review closing figures to ensure accuracy of preparation; Ask for Final HUD
150. Forward verified closing figures (HUD) to buyer’s agent, seller, and lender
151. Request copy of closing documents from closing agent
152. Confirm buyer and buyer’s agent have received title insurance commitment
153. Provide “Home Owners Warranty” for availability at closing
154. Reviews all closing documents carefully for errors
155. Forward closing documents to absentee seller as requested
156. Review documents with closing agent
157. Provide earnest money deposit check from escrow account to closing agent
158. Coordinate this closing with seller’s next purchase and resolve any timing problems
159. Have a “no surprises” closing and present seller a net proceeds check at closing
160. Refer sellers to one of the best agents at their destination, if applicable
161. Change MLS listing status to Sold. Enter sale date and price, selling broker and agent’s ID numbers, etc.
Follow Up After Closing
162. Answer questions about filing claims with Home Owner Warranty company, if requested
163. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
164. Respond to any follow-on calls and provide any additional information required from office files
165. Explain the importance of the Client Experience Survey that HAR will send. Go over my performance, and discuss any concerns they may have had
166. Continue to keep in touch and be of assistance whenever possible.
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