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My goal as your listing agent is primarily broken into three parts. Positioning your home as the best home available online, marketing for an offer, contract to close.
Part 1 – Making Your Home Standout Online
My goal is to make your home the best available home online when a potential buyer finds the home. Here is the why and how to make your home exceptional online.
- First and foremost, to promote online, the beauty, quality and condition of your home so potential buyers want to tour your home. The goal also extends to the agents representing these potential buyers.
- To take the online interest in your home and get an offer. This is best accomplished by pre-sale inspections, disclosures and reports. Plus, details like utilities, maintenance, neighborhood information, etc.
- Promote the home to the community of real estate professionals and businesses to maximize the interest for your home. Real estate is still a contact sport, email and direct mail is still very relevant to make buyers aware of your home.
Although online real estate websites have made the search for home easier there are still many parts of the buyer journey still falling short. From my experience Buyers aren’t being delivered enough information on the quality and condition of the home they are looking at. It’s part of the process that I’ve become really focused on.
A successful home sale is more than just an offer, it’s an online story the Buyer can follow and believe. I think much like a “CarFax” for buying a car, listing agents need to do more to promote the quality and condition of the homes they sell. I’ve seen this approach to selling validated time and time again when I was part of SILVAR selling real estate in the Bay Area. To be frank, it is something that should be the standard for selling in Placer County.
Let’s Talk – better online marketing matters
Part 2 – Marketing for Offers
Setting the Listing Market Price
After we’ve gathered the pre-sale reports and completed the disclosures, we need to set a market price. Pricing is critical for selling a home. Too high the result is little interest or showings. Too low, too many unqualified buyers if the home receives multiple offers. What is the right price? It’s a deep dive into the real estate market for your home.
I review with the Seller the following market data for their home:
- Local Real Estate Market for the Home by Zip Code
- Neighborhood Data for the sales
- Strength of the schools
- Comparable Homes in the neighborhood
- Evaluate the quality and condition based upon the pre-sale inspections relative to active, pending and sold homes for the home to be sold.
- Seller’s needs to sell the home (when to sell and net proceeds from the sale).
- Seller’s Listing Price is then set.
The Home is now Active on the Market
The first days on market are critical for market activity and offers. From my experience a successful launch is validated by multiple showings in the first days. If the home is priced properly, we should receive more than one offer.
Here are the following marketing activities once the home is on market:
- Online listing of the home on 1,000s of syndicated real estate websites
- Online portal for home inspections, disclosures and reports
- Feature Listing on https://www.stanwickre.com
- Email Campaigns to my clients, active buyers and local real estate agents
- Promotion at the local Realtor Association marketing meeting (PCAOR)
- Social Media Promotions (Facebook, Instagram, Twitter, YouTube)
- Appointment Only Open House Weekend Scheduled and Event promoted
- Feedback/Follow up from Showings
Part 3 – Offer/Contract to Close
If we have worked together and price the house right, we will get a fair offer that can be successfully negotiated to become an accepted offer. Now that we have now an accepted offer, we now begin the process of removing contingencies and conditions to complete the purchase. Because we have done pre-sale inspections and reports we have gone a long way to helping the Buyer get all the information they need to complete their buyer investigations.
Let’s go over a typical closing I see after a home is in contract. Here is the basic steps and timelines for the Closing:
- Escrow is opened per the purchase contract.
- Buyer deposits earnest money into the escrow with 3 days.
- Seller provides all seller disclosures, inspections, and reports to the Buyer.
- Buyer makes any additional inspections or reports to be completed within 17 days after the offer was accepted.
- Buyer completes any financing contingency including an approval within 21 days.
- Buyer removes contingencies to complete purchase within the typical 30 day time period.
- Approximately 5-7 days before the close of escrow Seller signs documents to sell the home.
- Within 3-5 days before the close of escrow, Buyer signs any loan documents, brings funds to close.
- On the close of escrow, the escrow officer reviews the escrow instructions (contract conditions), reviews funds for the purchase, and releases the transfer documents to the county.
- The home is transferred/recorded to the new owner/Buyer on the close of escrow.
- The Buyer’s agent delivers the keys per the instructions for possession of the home by the Buyer.