Selling Tips:

Why Sell using A REALTOR®

selling your home, selling your home with a realtor, realtor

At Breckenridge Associates Real Estate all our agents are brokers and partners in the company and  are certified REALTORS®.  Because of their training, they are able to play a critical role in providing full, comprehensive services when selling your home and representing you as a seller.

The selling process is typically a bit lengthy, but Breckenridge Associates Real Estate REALTORS® are here to do the work for you in each of the steps: pre-listing, plan marketing and communicate how and why to sell,  creating listing agreements, entering property in the MLS database, marketing the listing, offer and contract, tracking the loan process, home inspection, appraisal, and closing.

If you have any questions about the ins and outs of the home-selling process, contact any of us with your questions. You can also read more about the national REALTOR® designation below. 

Sellers Agent Pre-Listing Activities:

  • 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" (CM plat/complex lay-out)
  • Obtain copy of subdivision 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
  • Perform exterior "Curb Appeal Assessment" of subject property
  • Confirm current public schools and analyze impact of schools on market value 

Listing/ Marketing Appointment: 

selling your home, selling your home with a realtor, realtor
  • Give seller an overview of current market conditions and projections
  • Review agent's and company's credentials and accomplishments in the market
  • Present CMA results to seller, including comparables, solds, current listings and expired listings
  • Offer pricing strategy based on professional judgment and interpretation of current market conditions
  • Discuss marketing goals and marketing plan with seller
  • Explain market power and benefits of Multiple Listing Service (MLS)
  • Explain market power of web marketing, IDX and
  • Explain the work the brokerage and agent do "behind the scenes" and agent's availability/seller expectations
  • Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
  • Review and explain all clauses in Listing Contract and Addendum, formalizing agreement 

Once Property is Under Listing Agreement:

  • Review current title information
  • Confirm lot size via owner's copy of certified survey if available
  • Note any and all unrecorded property lines, agreements, easements
  • Obtain and review house plans, if applicable and available
  • Order plat map for retention in property's listing file
  • Prepare showing instructions for buyers' agents and agree on showing time window with seller
  • 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
  • Research and verify city sewer/septic tank system
  • Water System: Calculate average water fees or rates from last 12 months of bills 
  • Well Water: Confirm well status, depth and output from Well Report
  • Natural Gas: Research/verify availability and supplier's name and phone number
  • 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 and Conveyances with Sale"
  • Compile list of completed repairs and maintenance items
  • Explain benefits of Home Owner Warranty to seller
  • Assist sellers with completion and submission of Home Owner Warranty Application
  • Verify if property has rental units involved – if so verify all leases, rents, deposits and inform/discuss showings with tenants
  • 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 in an effort to shorten days on market

Entering Property in Multiple Listing Service Database:

  • Prepare MLS Profile Sheet – REALTOR® is responsible for "quality control" and accuracy of listing data
  • Enter property data from Profile Sheet into MLS Listing Database
  • Add property to company's Active Listings list
  • Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form 
  • Take professional real estate photos for upload into MLS and use in flyers 

Marketing The Listing:

  • Implement marketing campaign – create print, collateral, direct mail, web ads, and emails 
  • Coordinate showings with owners, tenants and other agents.
  • Install electronic lock box if authorized by owner
  • Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
  • Mail out "Just Listed" notice to all neighborhood residents
  • Advise Network Referral Program of listing
  • Provide marketing data to buyers coming through international relocation and referral networks
  • Submit ads to company's participating internet real estate sites
  • Price changes conveyed promptly to all databases and Internet groups
  • Feedback e-mails sent to buyers’ agents after showings
  • Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
  • Place regular update calls to seller to discuss marketing and pricing 

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 with merits and weakness of each component of each offer
  • Work with buyers' agents to review buyer's qualifications and discuss offer and/or seller’s disclosure
  • Confirm buyer is pre-qualified by calling Loan Officer
  • Negotiate and/or finalize 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
  • Coordination of contract and all addendums to closing attorney or title company
  • 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
  • Coordinate Offer to Purchase contract with lender 
  • Advise seller in handling additional offers to purchase submitted between contract and closing
  • Change status in MLS to "Sale Pending"
  • Provide credit report information to seller if property will be seller-financed
  • Order septic system inspection, if applicable
  • Receive and review septic system report and assess any possible impact on sale
  • Help seller obtain copy of septic system inspection report lender and buyers’ agent

Tracking the Loan Process:

  • Confirm Verifications Of Deposit 
  • Follow Loan Processing Through the buyers’ agent
  • Contact Buyers’ agent 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
  • Review home inspector's report
  • Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract
  • 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:

  • Coordinate appraisal with buyers’ agent
  • 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
  • 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
  • Research all tax, HOA, utility and other applicable prorations
  • Request final closing figures from closing agent (attorney or title company)
  • Receive and 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
  • Review all closing documents carefully for errors
  • Forward closing documents to absentee seller as requested
  • Review documents with closing agent 
  • Coordinate this closing with seller's next purchase and resolve any timing problems
  • Have a "no surprises" closing so that seller receives a net proceeds check at closing
  • Refer sellers to one of the best agents at their destination, if applicable
  • Change MLS status to sold – enter sale date, price, selling broker and agent's ID numbers, etc.

What REALTOR® Means To You:

Before selecting a broker to represent you as a seller, you should know not every real estate agent or broker is a REALTOR®. This term and the familiar Block “R” logo are trademarked by the National Association of REALTORS® and can only be used by those are REALTOR® members through their local association of REALTORS®.

All REALTORS® are state-issued licensees as agents or brokers, but the major difference between a “real estate licensee” and a REALTOR® is that REALTORS® have taken an oath to subscribe to a stringent, enforceable Code of Ethics with Standards of Practice that promote the fair, ethical and honest treatment of all parties in a transaction. Non-member licensees have taken no such oath and are not morally bound to the ethical practices and principles set for in the REALTOR® Code.

For that extra measure of peace of mind, ensure the individual seeking to represent you is both a real estate licensee and a REALTOR®. Contact the experts at Breckenridge Associates for some more advice on selling your property!