Carolyn Schoemer’s Cloud 9 Homes 74 Step Home Selling Process Carolyn Schoemer, Associate Broker, is a highly skilled professional real estate consultant. She has sold homes to approximately 1000 families over the last 23 years. Carolyn promises that if you read this package it will save you time when you meet and you will be very well prepared with questions for your appointment. She will be happy to furnish references at your request. In addition, please do not hesitate to check out her two custom websites: Cloud9Homes.com; Cloud9Condos.com
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Cloud 9 Homes 74 Steps Home Selling Process Table of Contents I.
Cloud 9 Homes Team’s Mission Statement
pg. 4
Steps To Get Your Home Sold Fast & For Top Dollar
pg. 5
III.
Cloud 9 Homes Easy Exit Listing Agreement
pg. 11
IV.
Carolyn Schoemer’s Designations
pg. 12
Questions to Ask Other Potential Listing Agents
pg. 14
Five Essential Ingredients to Sell Your Home
pg. 16
Price is the #1 Factor - Benefits of Proper Pricing
pg. 19
Benefits & Drawbacks of Overpricing
pg. 21
The Home Hunter System
pg. 23
Internet Exposure Around The World
pg. 24
XI.
Referrals/Relocations
pg. 25
XII.
Offers & Negotiations
pg. 26
XIII.
Real Estate "Myths"
pg. 27
XIV.
Testimonials from our Past Clients
pg. 30
Concerned About Selling?
pg. 35
Any Questions?
pg. 36
Special Things About Your House for Me to Know
pg. 37
II.
V. VI. VII. VIII. IX. X.
XV. XVI. XVII.
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In the following pages you will find information from Carolyn and her Cloud 9 Homes Team of professionals. Following is the multi-step System Carolyn has created to get your home sold quickly and for top dollar. Here is also a list of questions you should ask any Realtor! before you sign anything, plus details of Carolyn’s guarantee, a list of real estate myths, and more‌..
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Cloud 9 Home Team’s MISSION STATEMENT It is the mission of Carolyn Schoemer and her Team to consistently provide the highest quality, most innovative and exceptional real estate service available in the Westchester County area. Our client’s needs always come first. We will strive to always provide value far in excess of our client’s expectations. Our constant goal is mutual respect, and long term relationships that are beneficial to all parties. We will be positive, helpful, and enthusiastic at all times – always focusing on solutions, not challenges. We will take care of business first and foremost, but have fun and enjoy ourselves in the process. We run a clean, organized, and efficient operation, and always adhere to the highest standards of integrity and ethical business practices. We will never rest on our accomplishments. We will constantly strive to create, develop, and implement new ideas, strategies, and services that will benefit our clients. We will continue to seek continuing education in all aspects of our business to increase the level of service we offer our clients.
Core Values • • • • •
Honesty & Integrity at all times and in all situations. Continually improve our services to exceed our client’s expectations. Create and nurture a fun, exciting, creative and productive work environment. Tirelessly pursue personal & team growth while reaching well-formulated goals. Work with only the most enjoyable and motivated clients and co-workers.
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Carolyn Schoemer’s Amazing 74 Step System to Get Your Home Sold Fast and For Top Dollar 1. We will research tax records at town hall to verify full and complete legal information is available to prospective buyers and their agents. 2. We will suggest any changes to your home to make it more appealing, to “show” exceptionally well, and help it to yield the greatest possible price. 3. If desired, we can arrange a consultation with a professional “home stager” to see what changes would get you the maximum amount of money for your home. 4. We will gather information to help assess your needs, your timing and motivation, and address your concerns and discuss a timetable for the whole process. 5. Find out about your purchase plans and determine whether Carolyn’s team can assist in your next purchase. 6. Provide you with relocation information if needed. Carolyn will be happy to research and find the best agent to assist you in your new location in her network of thousands of top agents across the country. 7. She will determine how quickly you need to move and discuss a realistic timetable for the whole process. 8. You will be given the latest quarterly statistics from our local multiple listing service showing market activity. 9. Carolyn will determine the local “absorption rate” for your local area to determine exactly how many months of inventory are on the market and the rate at which properties are selling in your neighborhood. (i.e. Buyer’s market vs. Seller’s market) 10. We will obtain information that will help Carolyn and her team to prepare the listing, advertising and marketing materials. Questions will include: What improvements have you made to your house in the past? What features of your home make it attractive to buyers? (Type of cabinets, flooring, decks, pool, fireplaces, etc.) Knowing how old is your roof, your heating system etc will be very helpful. 11. We will help you be prepared for your attorney if you can gather certain information, including a copy of your deed and current tax bills, a copy of your survey and a copy of your title policy if available. We will need to know the outstanding loans on the property. [5]
12. Carolyn’s team will measure rooms for MLS printout and brochure, and verify the square footage of your home. 13. Using the information gathered and after a tour of the subject property, Carolyn will then do research to determine its market value. 14. We will research competitive properties that are currently on the market; research competitive properties that have been withdrawn for some reason from the market before they are sold. We will research competitive properties that are currently under contract. In addition, will research expired properties (properties that did not sell during their time on the market.) 15. Most importantly, we will research competitive properties that have sold in the past six months to a year. We will show you photos and discuss the comparisons to your home. 16. Carolyn will call the agents, if needed, to discuss activity on the comparable properties they have listed in the area and determine if they have offers and if offers have been accepted. 17. She will discuss the previous sales activity on your home, if your house was previously on the market. 18. Your contact information will be entered into Carolyn's computer database to keep you informed of market changes, mortgage rate fluctuations, sales trends or anything that may affect the value and marketability of your property. 19. We will strategically price home to enable it to show up on more MLS
Searches and reach the greatest percentage of home buyers.
20. We will prepare an equity analysis to show expenses, closing costs and net proceeds, if desired. 21. She will explain the Seller Property Disclosure Statement. The statement will be presented to the buyer of your home. (If you do not fill this out you agree to pay the buyer $500 at closing.) [6]
22. Her team will take many full color digital photographs of the inside and outside of your home for marketing flyers, advertisements and the internet. 23. Create a professional quality tour or website for your home with as many scenes as necessary to show off the best features of your interior and exterior. It will be posted on MLS and multiple websites. 24. We will immediately submit your home listing information to the Westchester/Putnam Multiple Listing Service (MLS) for exposure to approx 7,000 real estate agents. 25. We will also immediately submit the maximum of 30 digital photos of the interior and exterior of your home to the MLS at the same time listing is input allowing buyers and agents to view pictures when narrowing down homes they will actually view. 26. Immediately submit the maximum number of digital photos of the interior and exterior of your home and details to the Keller Williams company website: www.KW.com 27. Immediately submit the maximum of photos of the interior and exterior of your home to Carolyn’s www.Cloud9Homes.com personal website. 28. Add your home as the Featured home on the main page of Carolyn’s website. 29. As soon as your home is on www.Realtor.com, the nation’s largest real estate web site, the listing will be enhanced so it becomes a “Showcase” home with larger, colorful fonts and a longer text description. You can then email your house with the tour and slideshow to your friends and family. (Your home will really stand out in the crowd!) 30. Set up a Homeowners Warranty (if you choose) to protect your home during the listing period and for 12 months after the sale to reassure buyer of the quality of your home and help them should appliances break down. 31. With your permission, install an electronic lockbox to allow buyers and their agents to view your home conveniently but one that does not compromise your family’s security. 32. We will bring customized mint boxes with a photo of your home with a photo of your home for an attractive conversation piece for buyers and their agents. You may also give them out to your family and friends. 33. Introduce to you our state-of-the-art Centralized Showing System (CSS) so you will have adequate notice via phone and email when every buyer is coming to see your home. You can even approve the showing online if you wish. 34. We will search the MLS System for Realtors most likely working with interested and capable buyers matching your home, then email copies of your home listing information for them to review immediately. 35. We will put up our professional red/white Keller Williams sign with your permission in front of your house, complying with local rules & regulations. [7]
36. The attractive red and white Keller Williams sign will have Carolyn’s personal information and telephone number so all buyer calls will go directly to her. 37. Set you up for a special monthly "market snapshot" of your home via email. 38. Identify target market to determine who the most likely buyer willing to pay the highest price will be and target that market.
39. Create a high quality property brochure of features and lifestyle benefits of your home for buyers viewing your home. This will be prominently displayed in a place that is convenient for you and your family. 40. Prepare the Homeowner’s Information Sheet which includes information on utilities and services the buyer will need to know. 41. Prepare a financing sheet by our mortgage lender, Bank of America, with several financing plans to educate buyers on various rate programs available to purchase your home as well as the monthly costs. 42. Create an attractive display to be placed in your home for buyers & buyer’s agents to reference home features, area maps, survey, aerial view, floor plan (if available), tax information, train schedules, recreation activities nearby and other possible buyer benefits. 43. Within a few days, your home details and photos will be sent out to over 500 different websites worldwide. 44. We will create an online property feature sheet on www.Craigslist.com, a very popular website. 45. "Listing book" is a tool where you can be automatically kept up-to-date on what is going on in your neighborhood on a daily basis. We will set you up so you get a daily "morning report" in Listing Book.
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46. Amy Sagastume, my administrative & marketing manager will contact you to introduce herself. She can be reached at 914.437.6105 between 8:30 am – 4:30 pm. 47. We will distribute color flyers to other agents in our Keller Williams office with over 120 agents. 48. Promote your home to 7000 Realtors in the Westchester County area with an "Broker" Open house for local realtors so they can tell their buyers about your home. 49. We will follow up with all the agents who have shown your home via email or telephone to get feedback and answer any questions/concerns they may have. 50. We will email you all the home showings and feedback either daily or weekly or both. 51. You will have a personal web page with a login code so you can keep track of all home showings and keep a record of activity and comments about your home 24/7. 52. We will send a personalized letter or postcard to residents in your immediate neighborhood promoting the features and benefits of your home. (Neighbors may know of friends or family members who would like to move into the neighborhood.) 53. Prepare a regular market analysis update of any activity in your neighborhood (i.e. new homes on the market, homes that have sold etc.) to keep you informed about key market conditions within your area. 54. Revisit the sales price every two weeks to ensure maximum traffic to your home. 55. Pre-qualify all buyers whom our Team will bring to your home to avoid wasting your time with unqualified showings and buyers. 56. Discuss qualifications of prospective buyers to help determine buyer motivation, ability to purchase and probability of closing on the sale. 57. With your permission, do at least one Sunday Public Open House a month, hosted by Carolyn or a licensed agent in our office. 58. Handle paperwork requiring your signature if price adjustment needed. 59. Review offers and the important details to discuss our best negotiating position. Send all offers to you in writing via email. 60. Explain all aspects of the offer, verify the buyer's pre-approval letter, and discuss it with you in person or via fax or email. 61. Negotiate highest price, best terms, and least amount of contingencies for you and your situation. Discuss counter offers and all details. Offer advice to you as needed. 62. If multiple offers, discuss the various options of this can be best handled without upsetting all parties. [9]
63. Carolyn has highly trained office staff to process & track entire contract to closing process. Once an offer is accepted, we will prepare a Memorandum of Agreement which will be immediately prepared and sent to you and your attorney. 64. We will schedule all the Home Inspections as well as the termite inspection and keep you notified all along the way. 65. After the inspection, we will give you an update of how things went and discuss issues that arose, if any. 66. We will keep in contact with your attorney and the buyer’s agent with any updates/ problems that may arise relative to your home and the sale. 67. Carolyn’s team will handle the scheduling of the bank appraisal and help supply comparable sales to the bank appraiser. 68. We will coordinate financing, final inspections, closing and possession activities on your behalf to help ensure a smooth closing. 69. Carolyn’s team will assist in scheduling the closing date for you and all parties and help arrange final meter readings such as the water department, Con Ed and the oil company. 70. Once the closing is set, her team will set up final walk through of your home for the buyers, who will be accompanied by their agent. 71. Arrange possession and transfer of home (keys, warranties, garage door openers, community pool keys, mail box keys, alarm, utilities etc.). 72. Carolyn or a team member will attend the closing to represent you just in case any last minute questions arise. 73. The team will follow up with you after the closing; we want you to be assured that you were completely satisfied with our service. 74. Provide you with a 100% Satisfaction GUARANTEE or you can cancel the listing.
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The Cloud 9 Homes
EASY EXIT LISTING AGREEMENT What’s your biggest fear when you list your home with a real estate agent? It’s simple. You worry about being locked into a lengthy listing agreement with a less than competent real estate agent, costing your home valuable time and exposure on the market. Well, worry no more. Carolyn and the Cloud 9 Homes Team take the risk and the fear out of listing your home with a real estate agent. How? Our EASY EXIT Listing Agreement. When you list your home through our EASY EXIT Listing Agreement, you can cancel your listing with us at any time. No hassles. It’s easy. • • •
You can cancel your listing anytime You can relax, knowing you won’t be locked into a lengthy contract Enjoy the caliber of service confident enough to make this offer
Carolyn and her team feel strongly about giving you the best real estate service. We believe that if you are unhappy with the service you receive, you should have the power to fire your agent and be released from your contract.
Is there any question why Carolyn Schoemer's Cloud 9 Homes Team often sells homes for 100% of asking price with as little as a few days on the market? Compare this to other agency averages and you can see why this “74 Step System” is so effective.
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All Agents are NOT equal! TOP Professors have Doctorates, Physicians have Medical Degrees, TOP REALTORS have DESIGNATIONS!
How can you tell if your real estate agent has the knowledge and experience you need? Ask about their Designations! Designations mean your agent has invested their time and money to attend courses, take and pass difficult exams, and achieve specified levels of professional achievement in order to earn each Designation This translates into a professional with advanced degrees to assist you in protecting YOUR biggest asset!
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Carolyn has earned the following realtor! designations: ABR = Accredited Buyer Representative CBR= Certified Buyer Representative CPDE = Certified Distressed Property Expert CRS = Certified Residential Specialist E-PRO = Internet certified professional GRI = Graduate - Realtor Institute IRES = International Real Estate Specialist SRES = Senior Residential Specialist Also, she has attended courses for the following: Antique Homes Specialist Luxury Homes Specialist Foreclosure Specialist Relocation Specialist In addition, she has her Broker’s license and her Assistant, Amy Sagastume also has her Salesperson's Real Estate License.
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SUGGESTED QUESTIONS TO ASK OTHER POTENTIAL LISTING AGENTS YOU MAY BE INTERVIEWING: 1. Do you work as a Realtor! full time? 2. How many potential buyers and sellers do you contact in a week? 3. How many buyers are you currently working with? 4. In what ways will you encourage other Realtors! to show and sell my home? 5. What can you tell me about current real estate market conditions in this area? 6. What price do you recommend for my home, and what is it based on? 7. What are your average days on market? 8. What is your list to sales price ratio? 9. How often will my home be advertised, and where? 10. How do you attract buyers from outside the local area? 11. Will you prepare an informative sheet detailing the improvements made to my property? May I see a sample? 12. Where and how will the feature sheets be distributed, and to whom? 13. Do you have a system to follow-up with other agents and brokers so that we get valuable feedback after every showing? 14. How often, and in what way will I be kept informed? [14]
15. Are you associated with a national referral network that refers their buyers to you and gives you the opportunity to refer me to the top agent in the town or state I may be moving to? 16. Do you have a Team to help with the details, or are you a one person show & do it all yourself? 17. Do you have a way to market my home through the Internet and Virtual Tours? 18. Do you have a Specific Marketing Plan designed to sell my property quickly and for top dollar? How does it go beyond placing a sign in my yard, and notifying the Multiple Listing Service? 19. May I see a copy of your last listing as it appears to other Realtors on the MLS? 20. Do you have an 800# for relocation and international buyers to call you 24-hours a day, 7 days a week? 21. How many homes have you sold in the past 6 months? In the past year? 22. Do you have references that I may contact? 23. What happens if I am not happy with your service? Do you have a 100% satisfaction guarantee policy? Can I cancel my listing if I am not satisfied or am I locked into a contract?
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FACT… On an average, buyers inspect anywhere from 10 to 30 homes or more before making an offer. That means many other homes are competing against yours. What that means to you is……….
In today’s market, buyers are increasingly savvy. Many sellers are “testing the market” resulting in a high number of listings. Competition is stiff! Working together, we can make sure your home gets the attention it needs to stand out from the pack. Your job is to make your home bright, shiny, and clean—as close to a “model” home as possible. Our job is to ‘tell the world’ and work to gain maximum market exposure.
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There are 5 essential ingredients that comprise the formula for a successful sale of your home. LOCATION CONDITION MARKET TERMS PRICE Your home will sell at highest profit and in the quickest amount of time when all the ingredients are combined perfectly. If only one ingredient is left out of the formula or is out of proportion to the others‌your home will take longer to sell and will, quite possibly COST YOU MONEY
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LOCATION The pricing of your home must reflect its location. The better the location, the higher the acceptable price. School districts, high or low traffic, and highway accessibility, all need to be considered in determining the value of your home’s location. We cannot control the location.
CONDITION The pricing of your home must accurately reflect its condition. The general upkeep and presentation of your home is critical to obtaining the highest value for your home. Nature of the roof, plumbing, carpets, kitchen, baths and paint all relate to condition. Basic rule: If we can smell it…we can’t sell it!
MARKET Recession, inflation, interest rates, mortgage availability, competition, and the public’s perception of the general economy all make up the market. It may be a buyer’s market or a seller’s market. The pricing of your home must reflect the current nature of the market because we cannot influence the market. We can, however, take advantage of the market.
TERMS The more financing terms and options you accept, the more potential buyers there will be for your property. The pricing of your home must reflect the terms available. The easier the terms, the more valuable your property becomes. (And this is where my team of professional Affiliates really shine, by offering a broad, full-spectrum of mortgage products and options to both you and all potential buyers!)
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PRICE is the #1 most important factor in the sale of your home.
The consequences of making the wrong decision are painful. If you price your home too low, you will literally give away thousands of dollars that could have been in your pocket. Price it too high, and your home will sit unsold for months, developing the reputation of a problem property (everyone will think that there is something wrong with it). Failure to understand market conditions and properly price your home can cost you thousands of dollars and cause your home not to sell… fouling up all of your plans. Setting the proper asking price for your home is the single biggest factor that will determine the success or failure of your home sale.
Don’t Let This Happen To You! Utilizing the latest computer technology and our in depth knowledge of the market, we will analyze current market conditions in combination with your personal time requirements to identify the correct price range for your home.
You can't afford any “guesswork” in this critical step!
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PRICING GUIDELINES A quote from Consumer Reports states… “Expect the agent to suggest a price range, but don’t let that frame you in. Be aware that some devious agents will, at first, suggest a very handsome price. Then, after they have the listing and the house hasn’t sold, they’ll come back with a pitch to lower the price.”
• What you paid for your property does not affect its value. • The amount of money you need to get out of the sale of your property does not affect its value. • What YOU think it should be worth has no affect on value. • What another real estate agent says your property is worth may not be accurate. (It’s called “buying” the listing) • A recent bank appraisal for refinancing does not always indicate what your property is worth on the open market. The value of your property is determined by what a ready, willing and able buyer will pay for it in the open market, which will be based upon the value of other recent closed sales. BUYERS DETERMINE VALUE!!
DO NOT automatically list with the agent that gives you the highest price
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BENEFITS OF PROPER PRICING • FASTER SALE: The proper price gets a faster sale, which means you save on mortgage payments, real estate taxes, insurance, and other carrying costs.
• LESS INCONVENIENCE: As you may know, it takes a lot of time and energy to prepare your home for showings, keep the property clean, make arrangements for children and pets, and generally alter your lifestyle. Proper pricing shortens market time.
• INCREASED SALESPERSON RESPONSE: When salespeople are excited about a property and its price, they make special efforts to contact all their potential buyers and show the property as quickly as possible.
• EXPOSURE TO MORE PROSPECTS: Pricing at market value will open your home up to more people who can afford it.
• BETTER RESPONSE FROM ADVERTISING: Buyer inquiry calls are more readily converted into showing appointments when the price is not a deterrent.
• HIGHER OFFERS: When a property is priced right, buyers are much less likely to make a low offer, for fear of losing out on a great value. They are less likely to try to renegotiate after an engineer inspection.
• MORE MONEY TO SELLERS: When a property is priced right, the excitement of the market produces a higher sales price in less time. You NET more due to the higher sales price and lower carrying costs.
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DRAWBACKS OF OVERPRICING • REDUCES ACTIVITY: Agents won’t show the property if they feel it is priced too high.
• LOWER ADVERTISING RESPONSE: Buyer excitement will be with other properties that offer better value.
• LOSS OF INTERESTED BUYERS: The property will seem inferior in amenities to other properties in the same price range that are correctly priced.
• ATTRACTS THE WRONG PROSPECTS: Serious buyers will feel that they should be getting more for their money.
• HELPS THE COMPETITION: The high price makes the other homes look like a good deal. Do you really want your house to help sell your neighbor’s house instead?
• ELIMINATES OFFERS: Since a fair priced offer will be lower than the asking price and may not want to insult the seller, many buyers will just move on to another property.
• CAUSES APPRAISAL PROBLEMS: Appraisers must base their value on what comparable properties have sold for. If your home does not appraise, the buyer will not get enough financing
• LOWER NET PROCEEDS: Most of the time an overpriced property will eventually end up selling for less than if it had been properly priced to begin with, not to mention the extra carrying costs.
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THE HOME HUNTER SYSTEM Carolyn and the Cloud 9 Homes Team have a unique system to attract buyers and ensure that each buyer will be properly assisted in finding the home that they are searching for. Our team has a system that focuses specifically on assisting the large inventory of buyers that our innovative marketing strategies produce. Each buyer is interviewed to determine the features and specifications that they are looking for in a home. That data is then entered into a computer system that will list the homes that match the buyer’s criteria. Buyers are given the features and benefits of those homes that meet their criteria, and will be assisted through each step of the process. We focus all our efforts on finding a buyer for your home, unlike traditional agents who passively wait for a buyer to come along. The system allows us to give exceptional service to a large inventory of buyers.
WE MAY ALREADY HAVE A BUYER FOR YOUR HOME!
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INTERNET EXPOSURE AROUND THE WORLD 175+ COUNTRIES 100+ MILLION PEOPLE In keeping pace with innovation and advancements in computer technology, we now will place your home on over 500 Internet sites. We are constantly looking for ways to give our clients advantages over competitors in the marketplace that go beyond the traditional methods of marketing and promotion. On the internet there will be full color pictures and a detailed description of your home, along with a virtual tour. These amazing digital photo montages will be available to well over 100 million people worldwide - anyone with access to the Internet on their computer!
And the best part‌Carolyn’s team will take these digital photos immediately and the maximum amount of photos will be submitted the same day your home hits the MLS!!! [24]
REFERRALS / RELOCATION Significant portions of our buyers come from outside the local area. These are often job transfers, corporate relocations, and Tri-State area buyers seeking a more suburban lifestyle. Keller Williams is the 4th largest real estate company with 70,000 agents across the country sharing referrals. As a member of several relocation and referral networks, Carolyn gets buyers from many sources: Certified Residential Specialist Network
Senior’s Real Estate Specialist Network Accredited Buyer Representative Network e-PRO Internet Referral Network Keller Williams International Referral Network Woman’s Council of Realtors International Real Estate Specialists around the globe This provides more potential buyers for your home, since we always try to sell our own listings first to these qualified buyers!
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OFFERS & NEGOTIATION When an offer is presented on your home, you will have three basic choices in deciding how to respond. 1. Accept the offer. 2. Reject the offer. 3. Make a counter offer. Together we will thoroughly analyze the offer, and discuss its strengths and weaknesses. After studying the entire offer and terms, Carolyn will give you a recommendation, and then you will decide how she should respond. This is where a competent agent can be worth their weight in gold, because having the right wording or contingency clause in the contract can mean the difference between a smooth transaction and a difficult one! Being intricately familiar with real estate negotiations, Carolyn knows how to protect your best interests. Her years of experience in negotiations will benefit you!
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COMMON REAL ESTATE MYTHS MYTH: Carolyn and the Cloud 9 Homes Team sell a lot of real estate. Perhaps they are too busy to pay attention to my listing.
TRUTH: Just as great restaurants are always busy and superior doctors have a heavy patient load, Carolyn and the Cloud 9 Homes Team’s success in marketing and selling homes has resulted in a busy schedule. But like good restaurants and doctors, Carolyn has assembled a team of top-notch people to assist with all of the details. The result is outstanding customer service and support. The long list of satisfied clients speaks for itself.
MYTH: A “discount” broker can do just as well and save me money.
TRUTH: Successfully marketing a property in our competitive marketplace takes skill and resources. All of the promotional costs such as photos, brochures, printing, signs, advertisements, MLS fees, direct mail, etc. are paid for by Carolyn. How will a discount broker offer such a complete marketing campaign? Does the discount broker have a team to personally tend to your specific needs? Do they have a proven track record of success, or are they just using the lower commission to try to win your business? Will they keep in touch with your weekly and give you feedback on showings? Do they have the expertise to guide you through the problems that often develop during the closing process? Remember that you only actually pay a brokerage fee if and when your property sells. Many sellers have found that their commission with a discount broker was really zero, because their property never sold! It is interesting to note that a discount broker does not have a dominant market share in any major city in the country.
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MYTH: I should select the agent that suggests the highest list price.
TRUTH: This is the oldest scam in real estate sales: Tell the seller what they want to hear, compliment the home, and agree to list it at an unrealistically high price just to get the listing. Then, after you have the listing for a few weeks, start telling the seller that they need to reduce the price. Carolyn doesn’t play any games. Carolyn provides a well researched computerized market analysis to determine the true realistic price that your home will bear in today’s marketplace. The decisions of which agent to
list with and what price to ask are two completely separate decisions.
Never select an Agent based on the price they suggest, rather, select your agent based on their CREDENTIALS and MARKETING PLAN, and then decide on price together! MYTH: Property condition is not that important to buyers. They're going to fix up the house anyway.
TRUTH: WRONG! A property in superior condition will sell faster and for a higher price than a home in average condition. Buyers purchase properties that are most appealing, and a clean home in great condition with a reasonable asking price always tops the list. Sellers that invest in necessary repairs and keep their home clean and fresh always reap the rewards! “Staging” a home can make the difference between a home that brings in offers quickly or one that languishes on the market. [28]
MYTH: Empty homes are harder to sell than occupied homes.
TRUTH: Vacant homes often sell faster for several reasons, but again it all depends on condition. A vacant home that is clean, in good repair, and priced fairly will sometimes sell fast because the rooms will appear larger without furniture and clutter, buyers can easily visualize their furnishings in the home, and most agents prefer to show vacant homes because they can go anytime without worrying about making appointments, etc. Ask us about “staging� your empty home as an alternative, and the house will sell for top dollar.
MYTH: Pricing a home for sale is a mysterious process.
TRUTH: Your home will sell for what the market will bear. To determine the range of value for your home, it takes a solid knowledge of the market. And because every home is unique, your home will sell more near the high or low end of the range depending on its specific attributes like location and condition. Carolyn utilizes a computer database along with years of experience to help you decide where to set the price. It is not simple, but it isn't mysterious either.
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TESTIMONIALS FROM OUR CLIENTS C. Kennedy White Plains, NY “I have worked with Carolyn Schoemer for 4 years and during that time she has represented me in the purchase of three homes. I am an experienced real estate investor and Carolyn is the most professional agent I have ever worked with. Carolyn will do "whatever it takes" to market your home and sell it. I recently listed my home at 155 Barton Road during a downturn in the market and it was sold within one week for $1,145,000! This was a result of our pricing the home effectively and marketing it aggressively. If purchasing a home, Carolyn will scour the market and let you know in advance when something is coming on. I recently was looking for a tear down on which to build my primary residence. Carolyn found a home in a wonderful neighborhood and called me the night before it was going to come in the market. I was the first person to see the home, made an offer and purchased it on the spot If you would like to speak with me, I would be happy to give further details about my experiences in working with Carolyn.”
C. Kitcher Formerly of Elmsford, NY: “Thank you for all your help. You and Jaime did an outstanding job. Thank you again, we couldn’t be more happy! I will recommend Cloud 9 Homes to everybody I meet!” J. Edwards Binghamton, NY: “Congratulations to you for a job well done in working through this process to this point. Your professionalism and attention to this matter has been a blessing to our family. You would be my first choice for any other Real Estate transactions in Westchester.” R. DelCielo White Plains, NY: “Hi ladies, I just wanted to say on behalf of my husband and myself, it was a pleasure dealing with you all. I think you're wonderful and I will highly recommend you to anyone I know who is buying/selling. I also want to thank you for the extra efforts you put into making our transition less stressful and for taking the extra time to help resolve any problems we had. It's hard to find people nowadays who do their jobs and who really take an interest and care in the process.” [30]
L Garfunkel Tarrytown, NY "Dear Carolyn, We always keep you in mind when we hear about people wanting to move. You are enthusiastic, as well as quite savvy. That to me was important a few years ago when we met and continues to be so today. You were flexible and creative in the sale of our old big house in White Plains and most helpful in the purchase of our townhouse in Watch Hill . Your website gets better and better with more and more information. it is certainly helpful to new buyers in the county, and it has many good ideas for us folk who have lived here for decades. There is certainly a special market for people who want townhomes and who need townhomes and who settle for townhomes! We are so happy with ours at Watch Hill - perfect size and location for us. Come see our newly enlarged deck! Take care, LG" J Abele Formerly of Hartsdale, NY "Dear Carolyn, First of all... Thank you so very much for everything you did for me. When I first began this move, I was very nervous about how I was going deal with so many things going on at one time. Having you represent me was the best choice I could have made. I felt very comfortable with how you explained everything and really appreciated your understanding of my unique situation. It felt more like a friend was helping me and not at all like I was just another client. I knew you were genuinely happy for me on closing day. I also enjoyed your sense of humor, laughing is a great stress reliever. I'll definitely keep in touch!” Your friend/client, J A. Hartsdale, NY C Walls Puerto Rico "I really enjoyed working with Carolyn Schoemer. I was transferred to Puerto Rico during the sale and everything was handled so well. Truly exceptional work!" J Martini Formerly of Elmsford, NY “After meeting with a number of buyer's agents, we thought we would never find someone we were comfortable working with. By chance, we happened upon Carolyn Schoemer and within a week we were working with her exclusively. Carolyn's professionalism is unmatched. She was able to show us as many places as we had time to see and called us immediately with new listings in our area. Her experience in the business clearly shows by her ability to answer all of our questions and to guide us through the entire buying process without a hitch. We highly recommend Carolyn to all of our friends and relatives as we feel she is one of the premier Real Estate agents in all of Westchester.” [31]
M Singerman Formerly of Pleasantville, NY "Dear Carolyn, I just want to thank you for all your hard work in selling our house after a terrible experience with our first realtor... You presented a realistic price for our house. You followed up with every customer and provided customer feedback on a daily basis. You were always available via email and phone to answer our every question along the way, to help us throughout the negotiations, the contract signing and the closing. In fact, if it would not have been for all your work I doubt we would have sold our house! Thank you again for all your diligence." M Carone Hartsdale, NY "Carolyn Schoemer is a terrific buyer's real estate agent!! I could not have completed this process without her. For someone like me who had specific geographic requirements, a crazy work/travel schedule and very little time to search, Carolyn's professionalism, evidenced by her emailed listings, flexibility, and above all, extensive knowledge of the Westchester market, helped me find the perfect condo. Her support and patience with my schedule helped me not to give up on this search, even when I thought I would never find what I was looking for. I highly recommend Carolyn Schoemer to any perspective home buyer and extend my sincere thanks to her." C Castillo Hartsdale, NY "Alex and I truly enjoyed our outing with you yesterday. Your professionalism is evident from the choice of houses and locations that you showed us. We must have drained you of all your energy as we were pumped up by the end of the day. Not only were we excited about house hunting but house hunting with such a pleasant person as you. We hope you will continue to be as patient with us even in difficult and frustrating times." M Swayne White Plains, NY "Carolyn was great! She not only sold our cooperative but also a house! We couldn't have asked for better service!" Gail Hollister, Law Professor, Fordham University, Bronx, NY: "During the past few months I have had the pleasure of working with Carolyn Schoemer, to try to locate a house to fit my rather special needs...Carolyn was incredibly helpful and professional throughout the process, so much so that I was, in a way, almost sorry to find a house in N.J. which fits our needs. She is an asset to your organization. Having worked with her I will happily recommend her to anyone I know looking for a home in the White Plains area."
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R Spiconardi White Plains, NY "Thank you again for all you have done in the purchase of our new home. Again thank you for the beautiful basket of goodies you brought over. A big congratulations for the Westchester County's 'President Elite' Award. Well deserved!" J Scott Phoenix, AZ "Carolyn, we appreciate everything you've done for us (to sell our condo)...You've been absolutely fabulous! Thanks for all your help - you're the best, you really are!!" B Cameron Formerly of White Plains, NY "Carolyn, Thank you for your great work in helping me find the condo. You obviously know the local housing market very well, but more importantly, you showed great patience as I continued to modify my search criteria as I learned about what my housing options were in the current market. I know I must have driven you crazy at times, but if it's any consolation, you're not the first! And yes, you can expect a call from me when I sell." B Saperstein Greenwich, CT "Dear Carolyn, We would like to thank you so much for selling our condo. We also want to let you know it was a real pleasure working with you. You are a true professional!"
E Ridge Formerly of White Plains, NY "Hi Carolyn, We closed on the house today! Thank you for all of your hard work and efforts. Once again, you have been a pleasure to work with. If any future customers need a testimonial or references I would be happy to be one for you! Thank you for everything! We can really celebrate on our vacation!" C Corsini Formerly of Hartsdale, NY "Carolyn, I want to thank you for doing such a great job and making it fun, even when I was calling my apartment "The Money Pit". I thoroughly enjoyed working with you and your assistant. I am telling you, St. Joseph worked overtime on this one!"
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P Harmon Rye Brook, NY “I must say that you are absolutely the best realtor to work with. The closing was actually fun and your reference to work with the lawyer Julia Heilman was wonderful. She's very nice. It was a fun closing!!” G Sanossian Scarsdale NY “Just a brief note to thank you for all of your kind help to my mom during this buy/move/selling 2 places. While I know that this is what you do, it was the way that you did it and the continuous assistance that was special. Thanks for the gift photo of the house, also.” D Bernstein Brewster, NY "Carolyn Schoemer made selling my house recently so easy! I thought it would be a nightmare, but she took care of all the details, which I really appreciated since it's always difficult to get away from the office. It was a pleasure to work with someone so dedicated, caring and detail oriented. PS By the way, this was the THIRD time I called on Carolyn to sell my home!”
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Concerned about selling? When you work with Carolyn and the Cloud 9 Homes Team, We want to act in YOUR best interests. We are eager to have you share your concerns and expectations about the sale of your home. Please take a moment to consider your biggest concerns so we can discuss them
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QUESTIONS ???? Selling your home is a complex process, and it’s only natural for you to have some questions and concerns. Please don’t hesitate to ask any question that you may have. When it comes to selling your home, there is no such thing as a dumb question!
Please note any questions you have, so that we can address them during our meeting: 1 ___________________________________________ 2) ___________________________________________ 3) ___________________________________________ 4) ____________________________________________ 5) ____________________________________________ 6) ____________________________________________ 7) ____________________________________________ 8) ____________________________________________ 9) ____________________________________________ 10)___________________________________________ P.S. Even if you are not ready to put your house on the market immediately, Carolyn can explain her procedure for getting all the paperwork ready now.
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Last but not least, you can help Carolyn with the answer to this question: When you purchased this house, you did so for very specific reasons - reasons that might sell it now as well! IF…someone was looking at your home, What special things would you want To point out to him/her that Carolyn might miss?
Thank you for taking the time to read about the process. I can assure you it will save us time when we meet. I look forward to meeting you soon! Sincerely,
Carolyn Schoemer [37]