The Sellers Agent

The Seller's Agent represents the Seller who is purchasing the property in the real estate transaction. This agent owes full fiduciary responsibilities, duties, and loyalty to the Seller. The Seller's Agent works for the Seller and has the Seller's best interests in mind throughout the entire transaction process.

• As your Seller's Agent, you can be assured of confidentiality and loyalty as I assist you in all aspects of selling a home, including the following:
  
• I will prepare a competitive market analysis report of all sold properties in your area and help you determine a fair market value for your home.
  
• I will advise you and explain how best to showcase your home to prospective buyers.
  
• I will aggressively market your home, attract qualified buyers, and help you sell your home in the shortest possible time.
  
• I will utilize my negotiating skills on your behalf to ensure you get the highest possible price for your home.
  
• I will assist you in all stages of the home selling process right through to the closing.
  

Choosing an agent to represent you in a real estate transaction is an important decision. It is a good idea to interview several agents before making your selection. When selecting a real estate agent, keep in mind the following criteria:

• Service -- The Seller's agent should be willing to go the extra mile to help the seller sell their home in the quickest time and for the most money possible.
  
• Experience -- A Seller's agent should keep up to date on all aspects of the real estate market and make it a point to know what is going on in the area.
  
• Reputation -- Always choose an agent that has built up a reputation in the area as someone who is dependable, committed and honest.
  

My professional goal is to ensure a smooth real estate transaction and earn your repeat business and endorsement to your friends and family. Your referrals are my future business. Most of my business is repeat and referrals.

I love the real estate business. When you love what you do, it's easy to make things happen and take good care of your clients.

Well known for my ability to establish an easy rapport and my superior negotiating skills, I am proud of the respect and loyalty that I have earned from my clients. I am very proud to be associated with Prudential. We have offices and almost XXX agents working together to make us the number one sales office in San Antonio.

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10 Steps to Selling Your Home

Needs Analysis: It is important to set out in writing the reasons that are motivating you to sell your current home. You might ask yourself, "Why am I selling my home and what do I expect to accomplish?"

• I can save you time and money by applying my expert knowledge to your particular needs and setting a realistic time frame for the process to proceed. I can explore all of the variables within your individual goals and how best to achieve them in the local real estate market.
  

Pricing Strategy: Your next objective should be to determine the best possible selling price for your house. You will need to take into account the state of the local market, the condition of your home, and sales of comparable homes in your neighborhood.

• I can save you time and money by educating you on how to set the asking price for your home. I will create a comparative market analysis by taking into consideration the type of market you are in and recent sales of comparable properties.
  

Property Preparation: It's time to get your house into "showing and selling" condition. Most of us don't keep our homes in the condition it would need to be in to sell. Over the years those boxes in the corner of the garage just seem to multiply on their own. Things have broken that we just never get around to fixing and some things have just worn out. We just accept the fact that they will always be this way. It is this frame of mind that you have to break out of in order to get your house ready to show. How your house looks will have an immense impact on how quickly it sells and whether or not you get full market value for it.

• I can save you time and money by providing an objective and expert opinion on what needs to be changed or improved. I know what the buyers are looking for because I am in the marketplace everyday. I will perform an analysis of the entire property and, taking into account the state of the market in which you are selling your house, point you to the changes that need to be made in order to sell it for the most amount of money and as quickly as possible.
  

Marketing Strategy: Now that your house is ready, it's time to put it up for sale and market it. Establishing a marketing strategy is a must. You will have to decide how you want to get the word out there that your house is for sale. There are many different ways to advertise your property. A yard sign, flyers, and direct marketing are just a few of the many options we have. The first 2-4 weeks should be the busiest.

• I can save you time and money by exposing your house to the most potential buyers possible. I will present to you the best marketing plan that will have the highest possibility of bringing not only the most buyers, but the most qualified buyers, to your doorstep.
  

Receiving an Offer: Once a buyer decides they would like to buy your house, an offer will be presented. I will review the written document, with you, taking care to note what needs to be done by both parties to execute the transaction. The contract should protect the best interests of all parties involved and should be comprehensive in nature.

• I can save you time and money by making sure that the offer that is presented is from a qualified buyer. There is no reason to review an offer if the person(s) making it will not be able to actually buy your home. I will also be available to review the written offer to make sure that it is written in a proper way and covers the necessary areas.
  

Negotiating to Sell: Most offers to purchase your house will require some level of negotiating to come to a win-win agreement.

• I can save you time and money by representing you through the offer, negotiation, and acceptance process. I will review the written offer with you to make sure that you thoroughly understand what the buyers are offering and what they are asking in return. I will be able to help you understand the issues and how they will effect you. It is my primary responsibility to protect your best interest throughout these negotiations.
  

Sell: Once you have accepted an offer to sell your house, I will assist you in preparing for a successful closing.

• I can save you time and money by coordinating all the necessary items that must be done to finalize the sale. I will be directly involved and keep you informed as to the results of each action and what effect, if any, it will have on the sale of the property. I will also help you coordinate any actions you must take to keep the sale moving forward. There are some sales that go smoothly and some that require a lot of work to get to the closing table. Until you get into it, you won't know which one you have on your hands. Either way, I will prove to be a valuable resource to you.
  

Pre-close Preparation: A few days before the closing you will want to contact your attorney and make sure that all of the necessary forms and documents have been prepared, and are going to be available to sign on the appropriate date.

• I can save you time and money by making sure that all of the necessary documentation is prepared for closing. I will also make sure that all parties have done what they need to do so that the closing can proceed at the date and time planned.
  

Closing: This is where ownership is legally transferred to the buyer. As the seller you will need to be prepared to give over any necessary documentation regarding the property and, depending on the arrangements made during negotiations, you may be required to have done something specific in order to close.

• I can save you time and money by being present during the closing to help explain the process and forms to you and make sure everything goes as planned. By being present during the closing, I mediate any last minute issues that may arise. Something always seems to come up!
  

Post-Closing: Congratulations on the successful sale of your home. Hopefully, everything went smoothly and you will be vacating your house in the time frame that you had anticipated. You should make a list of all the items you will need to do to turn the property over to the new owners. You will need to do such things as make sure that all of the local services (i.e. electricity, gas, lawn care, cable, etc.) have been canceled or, if the new owner is going to retain some of the services, the name for the account should be changed. The property and anything assigned to the buyer according to the contract, should be prepared appropriately for the new owners.

• I will save you time and money by helping you coordinate your move. I can help you develop checklists that you can use to make sure that everything is done so that your move goes as smoothly as possible.
  

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Facts Every Seller Should Know

Rely on an Experienced Seller's Agent. Surveys show that people who sell their homes themselves often net less from sales than sellers who use an experienced Seller's Agent. In addition to providing a wide range of services, a Seller's Agent can save you money by using years of successful negotiating experience on your behalf.

For more information on Seller's Agents, click here.

Pricing the Home Correctly. The pricing of your home will strongly influence how long your home is on the market. If you set a price that is too high and your home has been on the market too long, then home buyers assume that something is wrong with your home or your price and you will usually receive less than what you would have received if you had priced it correctly to begin with. Approximately 80 percent of your showings will be during the first three weeks on the market. Don't miss those buyers who think they cannot afford your home.

Improvements to Make Before Selling. While it is important to present your home in the best possible condition, undertaking the wrong kind of upgrades will cost you money that you may not be able to recoup from the sale of your home. Painting, replacing carpet (if needed), and updating kitchen and baths are a few things you should be able to recoup.

I will be glad to discuss the situation with you before you make any major improvements.

Staging Your Home For the Buyer. The first impression is the most important one so make sure it is favorable. Your home should be clean and free of clutter. Start packing things that you don't need. This will allow the buyer to visualize their things inside your home. The outside of your home is as important to keep up as the inside. Be sure your home looks inviting and well cared for from the street. If you are competing with another home, most likely the one that is the neatest and cleanest will get the offer.

Do Not Bypass the First Offer Without Serious Consideration. Frequently, sellers reject any first offer, believing that subsequent offers are bound to be higher. However, experience shows that the first offer can often be the best. This is especially true if the buyer making the offer has already looked at numerous homes on the market. So, if at all possible, consider the offer and see if you can make it work.

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The Importance of Competitive Pricing

One of the most important aspects of marketing your home is setting a realistic and competitive asking price. In addition to assessing the good and bad points of your home, you must have an understanding of the local housing market in order to set a competitive price.

• I will discuss with you the many factors that influence pricing, and together we will determine how to sell your home quickly, but for the highest price possible. Remember, a realistically and competitively priced home attracts more qualified buyers and usually results in higher offers.
  

You may find it helpful to review the following points affecting the pricing of your home:

Factors Affecting Your Asking Price:

• Location, square footage, and condition of your home
  
• Level of demand for homes in your area
  
• Amount of competition in your price category and area
  
• Recent sale prices of homes of similar size and in a similar location
  
• Availability of financing and interest rate levels
  
• How quickly you need to sell
  
• Whether you need to sell in order to finance the purchase of another home
  

Factors that Don't Affect the Asking Price:

• What you originally paid for your home
  
• The cost of improvements you have made to your home
  
• What it would cost to build your home today
  
• How emotionally attached you are to your home
  

Dangers of Overpricing:

• Qualified buyers won't consider your home, believing it to be financially "out of reach"
  
• Your home is on the market a long time, growing "stale," and increasing the perception that there is something wrong with it
  
• The highest and best offers usually occur in the first 30 days of listing your home. An overpriced home misses out in this crucial time period.
  
• Your home helps similar homes that are priced more competitively to sell faster. It demonstrates these other homes offer a good value.
  
• Lowering your price later on gives the impression that your home is "unwanted"
  
  

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Tips for Selling Quickly and for More Money

If your home is in the best possible condition when you put it on the market, you will benefit by receiving higher offers in a shorter time period. Buyers often purchase based on emotion, and homes in need of repair or in poor condition generate the wrong feelings. There are some simple steps you can take to ensure that your home is presented in its most attractive condition.

The Outside:

• Trim the shrubs around your home. They should reach only to the bottom of the windows. Ivy on the sides of houses should be removed for a cleaner look.
  
• Tree branches should be high enough so that a person can walk under them. Low hanging branches that need pruning give the impression of neglect.
  
• Place flower pots on the porch and fill them with flowering plants. These provide an inviting entrance to your home.
  
• Give your front door a fresh coat of paint. Be sure the doorbell works properly. Clean off the mail box.
  
• Wash the windows, window sills, and bottom of window jambs.
  
• Remove children's toys from the front sidewalk and yard.
  
  

The Inside:

• Open windows to give the home a clean, fresh-air smell. If you have dogs or cats, be sure to take steps to ensure your house is free from odors.
  
• Clean the carpets and wax or polish the wood floors.
  
• Be sure there is a bright light in the garage and in the attic.
  
• Clean out all closets, cabinets, and drawers. A good rule of thumb is to throw out things you haven't used in the past five years.
  
• Make room in the closets, particularly the front hall closet, which is the first that gets inspected. If necessary, place rarely used items in boxes and out of sight.
  
• Store unnecessary furniture out of sight to give your home a spacious feeling.
  
• Clean the kitchen thoroughly. Be sure the oven, range, and refrigerator are all spotless. Clean off counter tops.
  
• Freshly caulk the sinks, showers, and bath tubs. Clean the bathroom thoroughly.
  
  

During Showings:

• Play quiet music in the background.
  
• Keep the shades and draperies open and turn on all the lights.
  
• Set the temperature in the house to a comfortable level.
  
• Remove pets from the home when visitors are expected.
  
• Remove personal items like photographs and items not being sold with the house.
  
• Let your Agent show the house when you are not at home. Buyers like to imagine themselves in the home, and this is hard to do when the owners are home.
  

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Computing Estimated Net Proceeds

It's helpful to know approximately how much money you might net after the sale of your home. Here's how you can figure out a rough estimate based on the projected selling price:

Projected selling price of your home.

Below are some of the costs to sell. These costs should be subtracted from the projected selling price of your home:

• Payoff of the existing mortgage plus prorated interest to date of closing.
  
• Any pre-payment penalties for paying off your mortgage early.
  
• Prorating of taxes from January 1 to the date of closing, plus a Certificate of Taxes from the County.
  
• Points and Buyer's Costs if you are paying any.
  
• Title Insurance policy
  
• Closing fee - customarily split with the buyer
  
• Recording the Release of Deed of Trust
  
• Colorado State Tax Stamp
  
• Prorated Homeowners Association Dues
  
• Brokerage Fee
  
• Regulatory Compliance Fee
  
• Attorney Fees (if any)
  
• Fedex fees to overnight your payoff.
  

For more information on Final Closing Costs, click here.