Seers Guide
KELLER WILLIAMS REALTY SUCCESS LLC
IT’S ALL ABOUT YOU My real estate business has been built around one guiding principle: IT’S ALL ABOUT YOU. Your needs Your dreams Your concerns Your questions Your finances Your time
It can feel like the details are endless when you’re selling a property. It is my job to streamline the process for you, ensuring everything is completed as quickly and efficiently as possible. Communication: Your needs always come first. I provide the service we agree to, in the ways that work for you. From listing to closing you’ll know the status of our marketing efforts, the offers on the table and the steps leading to a successful closing once an offer is accepted. Pricing: With a keen understanding of both the big picture and the very latest local and neighborhood listing and sales data, the information you need is at my fingertips. Your home will be priced right, adjusted as needed and will sell quickly. Satisfaction: Our relationship is dependent on meeting and exceeding your needs. We identify those needs together, and my cancellation guarantee protects your right to end our relationship if you’re dissapointed. That is why over 50 percent of my business is on a referral basis. My focus is on your complete satisfaction. In fact, I work to get the job done so well, you will want to tell your friends and associates about it. Maybe that’s why more than 50 percent of my business comes from repeat customers and referrals. Good service speaks for itself. I’m looking forward to the opportunity to earn your referrals too!
Your Guide
Your life
MEET YOUR KELLER WILLIAMS AGENT
Brandie Sciacca 303.818.3807 | SCIACCAB@GMAIL.COM COLORADOHOUSE2HOME.COM
I am a passionate sales professional with over 10 years experience in the financial services industry and over 12 years of residential real estate investing.
Last year, I was counted among the top individual agents in my office of 160, and in the top 10% of agents in the Denver Metro area with regard to production. I serve on the Agent Leadership Council at the Keller Williams Realty Success office where I am able to mentor other agents and teach continuing education classes. I am a current member of the Denver Metro Association of Realtors® and hold the Military Relocation Specialist and Certified Home Buyer Specialist designations. I am a proud supporter of these charitable organizations: Denver Dumb Friends League, Dennison Elementary School, and, Colorado Hero Rewards. Outside of the office I enjoy spending time with my family. I love the outdoors and can usually be found on the local hiking trails or trying a new eatery around town.
Meet
Competent, ethical, and with a keen eye for details, I’m a people person and I put my clients first. Whether you are seeking growth for your investment portfolio, selling a house, or buying your dream home, I will ensure you reach your real estate goals.
Brandie
With a degree in finance, my business is tailored around helping clients build their wealth through various real estate holdings. I understand that buying and/or selling a home is more than just a transaction, rather it’s a life-changing experience. I pride myself with a philosophy towards providing exceptional and personalized service for all my clients. I value the relationships I have formed throughout my career and always work relentlessly on my client’s behalf to help achieve their goals.
HOW AM I DIFFERENT THAN OTHER AGENTS? I work with each of my clients individually, taking the time to understand your unique lifestyle, needs and wishes. This is about your life and that’s important to me. Experience: Member of local board of REALTORS and multi-year member of the ALC and qualify in the TOP 20% at my Brokerage Firm. Real Estate is always evolving and it is with great pride that I stay on top of current market trends through ongoing education and monitoring the micro-econonmy of the Denver Metro area. Technology: Through the use of technology, my systems make shopping for a home smooth and simple...Saving you TIME! My free KW real estate app ensures you will always have access to active homes in your desired target market. You will also receive email notifications through REColorado each time a home(s) hits the market that meets your criteria. I also utilize software to research all off-market properties, ensuring you have access to ALL properties that may be a good match for you. Expertise: As a Colorado Native and resident of Denver since 1999, I have had the opportunity to live in and visit ,multiple parts of the Denver Metro area. This vast knowledge allows me to provide insight to possible considerations for my clients when making their home purchase location decision. Communication: You are important to me and I pride myself in being readily available to you. For any questions or real estate related needs you may have, I am available by phone, email and/or text Monday-Friday 8am 7pm and by appointment on Saturday’s. I take Sunday’s off to rejuvenate and invest in my family. This ensures I am physically and mentally ready to be at peak performance for you during the week. Clients for Life: Repeat and Referral business are the lifeblood of my business. It is with great pride that over 80% of my business is done on referral or repeat basis. You are important to me and it is my goal to be a resource for you long after we close on your home. My Commitment to You: Our professional relationship doesn’t end at the closing table. I want to be an ongoing resource for you when you need professional vendor recommendations, ideas for adventures in and around town or when you are ready to build your real estate portfolio. My mission is to be your agent for life!
1 0 0 % S A T I S F A C T I O N R E S U LT S ! WHEN I CLOSE A TRANSACTION FOR MY CLIENTS, THEIR REVIEW OF MY P E R F O R M A N C E S P E A K S F O R I T S E L F. W H E N A S K E D H O W T H E Y R A T E D THE SERVICES I PROVIDED, 100% OF THEM REPORTED THEY WERE VERY S AT I S F I E D.
Brandie was amazing. She was very professional and extremely helpful for my husband and I throughout the process of buying our first home. She was efficient, patient, and negotiated very well for us on our behalf. Kim J. Brandie is a wonderful realtor! I highly recommend her to anyone who is seeking to purchase/sell a home. She is very experienced and versed in realty. Was an excellent source of information to me as a first time home buyer. Maria S. We’ve had 2 great experiences finding new homes with Brandie’s help in the Denver area. What you get when you work with Brandie is an agent who’s sole priority is to help get you and your family into your dream home. Her attention to detail and professionalism in every step of the process separate her as an exceptional agent and guide through the home buying process. Finding your next home is too important to leave to just another real estate agent, go with Brandie! Matt A. We had to move to the Denver market from out of the state, and we had to do it in between our kids school year. Brandie made the process as easy as possible. She was always available, and really took the time to get to know our family to help us select the right house. We couldn’t be happier! I have now moved 5 times in my life and Brandie is the best realtor I have had the pleasure of working with. Alex C. Brandie is a wonderful realtor! I highly recommend her to anyone who is seeking to purchase/sell a home. She is very experienced and versed in realty. Was an excellent source of information to me as a first time home buyer. Brandie was amazing. She was very professional and extremely helpful for my husband and I throughout the process of buying our first home. She was efficient, patient, and negotiated very well for us on our behalf. Kimberly P. We’ve worked with Brandie for 2 sales and 2 home purchases in the Denver area and been thrilled with her expertise! Brandie works with the sole purpose of helping you and your family get into your dream home. She’s responsive, knowledgeable, and equipped to handle any bumps in the road that come up during the complicated process. Looking back, we can’t imagine trusting any other agent with decisions as important as selling and buying a home. We cannot recommend Brandie enough. Matt A. R E A D M O R E O N M Y W E B S I T E AT W W W.C O LO R A D O H O U S E 2 H O M E .C O M
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A Realtor® helps you determine how much you can afford, how you can acquire the down payment, and what financing options may be open to you.
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A Realtor® can help you find the home best suited to your needs | size, style, features, location, accessibility yo schools, transportation, shopping, etc.
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A Realtor® can suggest simple changes that could make a prospective home more suitable for you and improve its utility and enjoyment.
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A Realtor® has no emotional ties to a home, can be objective about, can point out its advantages and disadvantages and is an expert negotiator.
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A Realtor® strives for fairness and agreement. He/she eliminates personality conflicts with owners and is totally objective to help you find the most suitable home at the most reasonable price in the shortest period of time.
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A Realtor® can familiarize you with the transaction procedures by explaining them all in advance.
A Realtor® can supply information on real estate values, taxes, utility costs, municipal services and facilities and may be aware of proposed zoning changes that can affect your decision to buy.
Why Use
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A Realtor® has extensive information all in one place about what is “on the market.” Including homes listed by other Realtors®. You won’t waste time looking at unsuitable homes.
a Realtor?
WHEN BUYING A HOME, MAKE SURE YOU’RE WORKING WITH A R E A LT O R ®
W H Y K E L L E R W I L L I A M S R E A LT Y ? Created as a grand experiment, Keller Williams operates on the premise that if the company focuses all its resources on building its agents’ businesses, the agents in turn will build the company beyond all expectations. With that philosophy, we are reshaping the global industry landscape. Today, more than 139,000 associates and over 790 market centers across the globe are affiliated with Keller Williams. And, we want you to be part of the family! Technology Leading-edge tech tools and training give me the edge in effectively finding the perfect home for you! Teamwork Keller Williams Realty was designed to reward agents for working together. Based on he belief that we are all more successful if we strive toward a common goal rather than our individual interests, I'm confident that every Keller Williams professional shares the common goal of serving you, my client, in the best way possible. Knowledge Keller Williams Realty helps me stay ahead of trends in the real estate industry through its comprehensive, industry-leading training curriculum and research resources. It's what prepares me to provide you with unparalleled service. Reliability Founded on the principles of trust and honesty, Keller Williams Realty emphasizes the importance of having the integrity to do the right thing, always putting your needs first. It reinforces my belief that my success is ultimately determined by the legacy I leave with each client I serve. Track Record I'm proud to work for the world's largest real estate franchise by agent count. It's proof that when you offer a superior level of service, the word spreads fast.
#1 IN REAL ESTATE ::: 2017
THE HOME SELLING PROCESS
From Start to Finish
QUESTIONS TO ASK YOUR AGENT Brandie' Are you a full-time or part-time agent?
What is the average number of days your listings are on the market before selling?
What is your average sold to list price so far this year?
On average how many hours do you spend prospecting buyers for MY house?
Will you service our listing personally or will we be working with your assistants?
What is your Internet marketing program?
How much of your business is generated by referrals?
What references can you provide?
Full Time
3 Days
102% of List Price
At least 2 hours
With me . See Internet Marketing Plan
Over 60%
Past clients
Do you offer an "easy exit" listing so that I can end our agreement if I am not satisďŹ ed?
YES!
Do you pay for professional photography and staging?
YES!
As Your Agent I WILL:
DETERMINE AND COORDINATE MARKETING STRATEGIES TO BEST FIT YOUR HOME
PUBLICATION MARKETING
MULTIPLE LISTING SERVICE
PROFESSIONAL PHOTOS
CONDUCT SHOWINGS AND GIVE FEEDBACK
DETERMINE LISTING PRICE PRINT MATERIALS
OPEN HOUSES
SIGNAGE
INTERNET MARKETING
EMAIL FLYERS
REAL ESTATE WEBSITES
COORDINATE HOME INSPECTION
DIRECT BUYERS TO FINANCING OPTIONS
ORDER TITLE
MEET APPRAISER
HANDLE CONTRACT ADMINISTRATION
ENSURE COMMUNICATION AMONG ALL PARTIES
ATTRACT AND SCREEN QUALIFIED BUYERS
Selection of Your Agent
EXPLAIN THE SELLING PROCESS
NEGOTIATE OFFERS
ACCOMMODATE FINAL WALK-THROUGH
FACILITATE CLOSING
MOVING DAY
MY RESPONSIBILITIES I T C A N F E E L L I K E T H E D E TA I L S A R E E N D L E S S W H E N YO U ’ R E S E L L I N G A P R O P E R T Y. I T I S M Y J O B T O P R O V I D E Y O U T H E L U X U R Y O F P E R S O N A L I Z E D S E R V I C E , TA K E C A R E O F I T A L L A N D S T R E A M L I N E T H E P R O C E S S F O R YO U. From specialized market knowledge to negotiating and closing your transaction and ensuring everything is completed as quickly and efficiently as possible. Here’s an overview of the steps we’ll be taking along the way. Communication makes all the difference. You’ll always know what’s going on behind the scenes while your property is listed. I will solicit feedback from each consumer and agent who views your property, passing their comments on to you. We will work together to formulate a price adjustment strategy that sees us through your listing period. You’ll receive regular progress reports, delivered as frequently as you request. Whether you prefer a phone call or an email, that’s what you’ll get. Prepare your home for a successful sale. More and more sellers today are seeing the value of investing in a pre-inspection on the property they are preparing to list. Whether or not you are confident in the condition of the home, an inspection can either give us professional, third-party validation, or reveal issues you should attend to before listing your property – issues a buyer inspection could surface later, making them part of the final price negotiation. We will evaluate the current state of your property and arrange home staging, if needed or desired. Any repairs or improvements needed to maximize your home’s value and appeal will be identified and scheduled. Expert guidance helps you make informed decisions. Providing a marketing strategy based on your wants and needs combined with the research I have done and knowledge I have of your area to meet your goals. I will prepare a competitive market analysis and recommend an appropriate list price and probable sales price for your property. I will make recommendations on staging, potential repairs and cleaning your property in order to make your home more attractive to buyers. I can suggest quality professionals including attorneys, handymen, stagers and inspectors. I will market your property to buyers and other agents utilizing all possible and appropriate methods. Accountability and loyalty every step of the way. My commitment is to you. Placing your interests above all others, keeping your information strictly confidential and ensuring that all parties to the transaction are informed about any material facts that may affect the transaction are my promises to you. I will receive, deliver and/or monitor all earnest money deposits, documents and final closing statements to you in a timely manner.
Earning and retaining your trust is most important to me.
T H E P E O P L E I N V O LV E D
BUYER
BUYER’S
LISTING
AGENT
AGENT
LENDER
SELLER
TITLE COMPANY
INSPECTOR
ABOUT THE COMMISSION
SELLER Typically Pays
BUYER Occasionally Pays
LISTING AGENTS
LISTING
BROKERAGE
AGENT
OFFICE
BUYER AGENT’S
BUYER’S
BROKERAGE
AGENT
OFFICE
M A R K E T FAC TO R S I AM NOT THE ONE WHO DECIDES HOW MUCH YOUR HOME IS WORTH. THE M A R K E T D O E S . I T T E L L S U S E X A C T LY W H E R E T O P R I C E Y O U R P R O P E R T Y T O S E L L A N D H O W T O A P P R O A C H T H E M A R K E T I N G O F I T. H E R E A R E T H E FA C T O R S T H AT W I L L A F F E C T T H E VA LU E I N TO D AY ’ S M A R K E T:
Price | Pricing your home properly from the start is the deciding factor on how long it will take to sell it.
Location | Location is the single most important factor in determining the value of your property.
Condition | The condition of the property affects the price and the speed of the sale. As prospective buyers often make purchases based on emotion, first impressions are important. I’ll be able to help in optimizing the physical appearance of your home to maximize the buyer’s perception of value.
Competition | Prospective buyers are going to compare your property – both the condition and the price – to other listings in and around your neighborhood. Those buyers will determine value based on properties that are listed or have recently sold in the area.
Timing | Property values are affected by the current real estate market. Because we can’t manipulate the market, we’ll collaborate on a pricing and marketing strategy that will take advantage of the first 30 days your property is listed. It’s the window of opportunity when buyers and their agents discover your property and are most likely to visit and make offers.
TIMING IS EVERYTHING WEEK 1:
Growing Awareness | A new property on the market generates a high level of interest.
WEEK 2:
High Awareness | Peak market awareness during the first two weeks on the market.
WEEK 3:
Declining Awareness | Declining awareness and interest as other new properties arrive on the market
WEEK 4:
Continued Decline | Continued decline and interest. Source: The National Association of Realtors® | Profile of Home Buyers and Sellers 2014
P R I C E R I G H T – AT T R A C T B U Y E R S Pricing your property competitively will generate the most activity from agents and buyers. Pricing your property too high may make it necessary to drop the price below market value to compete with new, well-priced listings. PRICING MISCONCEPTIONS No matter what the current market conditions, it is very important to price your property at competitive market value when we finalize the listing agreement. BUYERS AND SELLERS DETERMINE VALUE The value of your property is determined by what a buyer is willing to pay and a seller is willing to accept in today's market. Buyers make their pricing decision based on comparing your property to other properties SOLD in your area. Historically, your first offer is usually your best.
If you want to compete, be competitive. The buying market has a short attention span. Pricing your home right the first time is key. Proper pricing attracts buyers. An overpriced house will not sell. We want to generate offers before the market moves on to newer listings.
P R I C E C O M P E T I T I V E LY - T H E F I R S T 3 0 D A Y S A R E C R I T I C A L The right price is important. A property generates the most interest when it first hits the market. The number of showings is greatest during this time if it is priced at a realistic market value. Starting too high and dropping the price later misses the excitement and fails to generate strong activity. Many homes that start high end up selling below market value.
HOW BUYERS FIND THE HOME THEY PURCHASE B U Y E R S F I N D T H E H O M E T H E Y P U R C H A S E P R I M A R I LY B Y L O O K I N G O N T H E I N T E R N E T A N D BY A S K I N G R E A L E S TAT E A G E N T S . AN EXCELLENT AGENT WITH A TERRIFIC INTERNET MARKETING PROGRAM IS YO U R B E S T PAT H TO A S A L E . A C C O R D I N G TO T H E N AT I O N A L A S S O C I A T I O N O F R E A LT O R S ® YOU ARE OVERPRICED:
10 2
SHOWINGS WITH NO OFFERS
WEEKS WITH NO OFFERS
THE VALUE OF YOUR HOME IS NOT DETEREMINED BY: • • • • •
What you have in your house. What you need or want out of it. What your neighbors say it’s worth. What Zillow says it’s worth. What the assessed value used in determining your taxes is.
THE VALUE OF YOUR HOME IS DETEREMINED BY: • • • • • •
What a buyer is willing to pay in today’s market and what a seller is willing to accept. Location of the property. Condition of the property. Competition - active and recently sold homes. Timing - first 30 days on the market is the prime window of opportunity. Current market conditions in the area of which you are selling.
PREPARING YOUR HOME FOR SALE D I D Y O U K N O W W E L L- P L A C E D F U R N I T U R E C A N O P E N U P R O O M S A N D M A K E T H E M S E E M L A R G E R T H A N T H E Y A R E ? O R T H AT O P E N I N G D R A P E S A N D B L I N D S AND TURNING ON ALL LIGHTS MAKE A ROOM SEEM BRIGHT AND CHEERY? I T ' S A FA C T: A C Q U I R I N G T H E H I G H E S T M A R K E T VA LU E A N D E L E VAT I N G YO U R HOME ABOVE OTHERS IN THE SAME PRICE RANGE OFTEN COMES DOWN TO FIRST IMPRESSIONS. H E R E A R E S O M E I N E X P E N S I V E WAY S TO M A X I M I Z E YO U R H O M E ' S A P P E A L : Exterior Keep the grass freshly cut and watered regularly. Trim hedges, weed flower beds and prune trees. Check the foundation, steps, walkways, walls and patios for cracks and crumbling. Remove all yard clutter. Weed and apply fresh mulch to garden beds. Touch up doors and windows that have peeling or chipped paint. Paint the front door. Clean windows inside and out. Wash or paint home's exterior. Tighten and clean all door handles. Ensure gutters and downspouts are firmly attached. Repair or replace loose or damaged roof shingles.
Interior Cleaning every room and removing clutter. Remove excessive wall hangings, furniture and knickknacks (consider a temporary self-storage unit). Clean or paint walls and ceilings. Shampoo carpets. Clean and organize cabinets and closets. Inspecting and repairing plumbing, heating cooling and alarm systems. Replace cracked or broken window panes. molding or other woodwork. Clean all light fixtures. Consider bringing in a professional stager to set the scene throughout your home. For Showings Turn on all the lights. Open drapes in the daytime. Keep pets secured outdoors or in a kennel. Play quiet background music. Light the fireplace (if seasonally appropriate). Infuse home with a comforting scent like apple spice or vanilla. Vacate the property while it is being shown.
THE HOME-SELLING PROCESS: S TA G I N G YO U R H O M E THREE THINGS TO REMEMBER: 1. 2. 3.
You don't get a second chance to make a first impression. A review of more than 2,800 properties in eight cities found that staged homes, on average, sold in half the time that non-staged homes did. Most buyers make decisions about the property they see within the first 15 seconds of entering the home.
I N T E R I O R C O N S U LT A T I O N The condition of the property affects the price and the speed of the sale. As prospective buyers often make purchases based on emotion, first impressions are important. I’ll be happy to help in optimizing the physical appearance of your home to maximize the buyer’s perception of value. After our walk-through of your property, I will provide you with an action plan to maximize your home potential that will include recommendations and referrals for touch-ups, repairs, yard maintenance and other necessary services. W H AT C A N S TA G I N G D O ? LOCATION SIZE AMENITIES CONDITION
Cannot be changed Cannot be changed Can be changed Can be changed
Arranging exisiting furniture in an inviting manner, decluttering, adding cost-effective amenities and improving the general cleanliness and condition of the home is what we call “staging.” W H E N A S E L L E R S TA G E S T H E I R H O M E , O N E O F T W O T H I N G S H A P P E N S : The home becomes more valuable than other comparable properties in that price range. The home gets moved up in price and becomes the lowest priced in the next higher price bracket or category.* *Based on the national best-seller SHIFT: How Top Real Estate Agents Tackle Tough Times by Gary Keller
ACCEPTING AN OFFER Once a prospective buyer decides your home is the property they want, we can expect an offer. While much of the agreement is standard there are a few area that can be negotiated. Once you accept their offer, it becomes a binding contract between you and the buyer. The Offer Includes General terms specific to the property such as address, legal description, ownership and how the buyer will take title. The Price and Terms What the buyers offers on a property depends on a number of factors including its condition, length of time on the market, current market conditions, buyer activity, and the urgency of your move. Terms, such as cash or new loan, if the buyer is obtaining financing. The Deadlines and Due Diligence Items There are several deadlines contained in the contract that will determine when certain disclosure items are due from you and the buyer’s objections to review of the home and its inclusions that are provided for. Contract acceptance, closing and possession dates are also addressed. Inclusions and Exclusions If you plan on leaving major appliances in the home we will disclose this in the MLS system; however, which items stay or go is often a matter of negotiation. We will identify the items the you are offering as inclusions and exclusions. Sometimes buyers may ask for items to be included as part of the negotiation process that you have excluded. We will discuss the pros and cons of changing your preference if an offer comes in with such a request. The buyer’s agent will present the offer to me and I will present it to you. You will then do one of the following:
Accept the offer
Reject the offer
Counter the offer with changes
By far the most common is the counteroffer. In these cases, my experience and negotiating skills become powerful in representing your best interests. When a counteroffer is presented you and I will work together to review each specific area of it making sure that we move forward with your goals in mind and ensuring that we negotiate the best possible price and terms on your behalf, but at the same time keeping your offer competitive and the buyer engaged with negotiations. I will never advise you to reject an offer as any offer is just a starting point.
I ’ M U N D E R C O N T R A C T, N O W W H AT ? When you and the buyer come to an agreement on your offer the terms of the contract will “kick in” and it will be time to start performing the due diligence terms of the contract. You have much of the burden to provide certain due diligence items to the buyer for review. I will outline your responsibilities upon acceptance of the offer and will stay in touch with you from contract to close to help guide you through the process. Much of what you are responsible for I will engage in on your behalf, such as ordering the title commitment, scheduling inspection appointments with the buyer’s agent, etc. Earnest Money With the buyer’s offer they need to provide something of “value” as good faith that they will follow through with the terms of the contract, subject to any objections they may have under the due diligence periods. They will provide an earnest money deposit that will be held in an escrow account by the title company. Any entity that holds the earnest money is bound by Colorado real estate law and the terms set forth in the contract for handling of the earnest money should there be a dispute, or if the contract terminates. Their earnest money is protected under several sections of the contract and if the buyer terminates outside of the terms of the contract, your retention of the earnest money as damages is provided for as well. Inspections The most important part of the buyer’s due diligence under the terms of the contract is the inspection period. This is the time that the buyer is allowed to inspect the property of their own accord, bring in professionals, contractors or other people that will provide them information about the home. The purpose of the inspection is to inform the buyer so that they know exactly what they are buying. There is not a home available for sale (including brand new construction) that is in perfect condition, so keep in mind the inspector’s job is to point out every deficiency, no matter how large or small, to the buyer during these inspections. Contingencies In addition to common contract contingencies which include the buyer obtaining financing from a lending institution, a satisfactory report by a home inspector, an appraisal for at least the value of the contract price, title insurance and others, there might be other requirements specific to your sale included. These might be special inspections (such as stucco, or pre-drywall inspections on a new home), tax advice or occasionally attorney review. Well and septic inspections and disclosure of specific environmental hazards or other state-specific requirements might also be necessary.
CLOSING 101 THE CLOSING PROCESS FINALIZES THE SALE OF YOUR HOME AND MAKES E V E R Y T H I N G O F F I C I A L . A L S O K N O W N A S S E T T L E M E N T, T H E C L O S I N G I S W H E N YOU GET PAID AND THE BUYER RECEIVES THE DEED TO YOUR HOME.
Here are a few things to bring to the closing:
House keys Garage door opener(s) A picture ID
What can you expect? The closing agent will look over the purchase contract and identify what payments are owed and by whom; prepare documents for the closing; conduct the closing; make sure taxes, title searches, real estate commissions and other closing costs are paid; ensure that the buyer's title is recorded; and ensure that you receive any monies due to you.
What are your costs? Sellers commonly pay the following at closing:
Mortgage balance and prepayment penalties, if applicable. Other claims against your property, such as unpaid property taxes. Unpaid special assessments on your property, document stamps (or taxes) on the deed. Real estate commission. Legal fee or base title insurance premium.
After the closing, make sure you keep the following for tax purposes:
Copies of all closing documents. All home improvement receipts on the home you sold.
CLOSING AND BEYOND C O O R D I N AT I N G YO U R S A L E TO A S U C C E S S F U L C LO S I N G
All potential buyers will be pre-qualified so valuable time isn't wasted. Each offer will be presented and discussed with you. I will negotiate the details of your transaction with the other agent. Closing will be prepared, coordinated and finalized for you.
BEYOND THE SALE Do you need an agent to assist you in your relocation?
Need a recommendation for a moving company?
Would a moving checklist help?
I'm happy to refer you to great providers of other real estate-related services and I'm here to make the sale of your home as smooth and stress-free as possible.
MARKETING PLAN Brandie
YOUR PERSONALIZED MARKETING PLAN FROM
HOW YOUR AGENT MARKETS THEMSELVES INDICATES HOW THEY WILL MARKET YOUR HOME BY DEAN HARTMAN ON DECEMBER 22, 2011 (THE KCM BLOG) With the glut of available homes on the market, how your home is marketed is the biggest factor in determining how quickly it will sell (assuming the price is reasonably presented). A real estate agent’s marketing plan should be the most crucial determinant in deciding who to list your home with. But, how can you really know about the agent’s marketing strategies? One way is to see what they are doing with their current clients. Do those homes “stand out”? Contact those sellers. Are they getting a lot of showings and offers? Another way is looking at how the agent markets themselves and their services: Does the photo they use for themselves represent how they look? Does their print advertising look like everyone else’s? What technology are they using to show your home? Are they using video? Is their website interesting and full of current information or just cookie cutter? Do they have a professional presence on social networks? Does their marketing show them as an expert or does it merely pat them on the back?
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Quality photos on the web and top notch video may be the factor that drives people to see your house (and they are very important). However, how an agent drives traffic to see those photos and videos is even more important. We all know the saying - “It’s not what you know…it’s who you know.” However, in marketing, it’s more crucial to know “who knows you”. Agents who are unknown are not good marketers. Today, you need an excellent marketer to represent you.
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MARKETING PLAN THIS PLAN IS AN OUTLINE OF THE SERVICES I HAVE AVAILABLE TO MARKET Y O U R P R O P E R T Y. 1. 2. 3. 4.
5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17.
Present market analysis of subject property. Review listing contract. Mail Just Listed notices to neighbors , encouraging them to tell family and friends about your home. Work with seller in getting property ready to show at its best including engaging a staging artist. Offer suggestions that will help seller to get the highest price in the least amount of time. Provide referrals for any work that may need to be done. Place lock box on door and sign in yard (if applicable). Order professional photos and an HD virtual tour of property. Order exclusive 3D floor plan photography offered to my clients. Order aerial and/or drone photography of the exterior of the home (if applicable). Provide one (1) hour of professional staging services (if needed or desired). Add property listing to the MLS. Syndicate and/or add listing to websites. Submit your listing to specialized websites appropriate to your property (e.g. golf properties, lake properties, etc.) Submit your listing as a Featured Property for a minimum of one month on www. ColoradoHouse2Home.com. Link virtual tour and 3D floor plan to websites. Place full color professional brochures in home. Set up office tour or virtual tour to be viewed at a sales meeting (if applicable). Feedback from tour will be provided to you within 48 hours following the office tour. Set all showings and call/email for feedback from showing brokers.
18. Real-time updates on feedback from showing brokers - I will provide the feedback to you as soon as possible after I receive it. 19. Weekly or monthly updates on website traffic statistics. 20. Monthly updates on real estate market in property area (new listings, under contract and sold properties). 21. Send e-flyer to 8,000+ metro area brokers and the Keller Williams Realty Success, LLC internal marketing distribution list. 22. Discuss scheduling open houses and/or broker open houses.
WEB ADVERTISING PLAN www.ColoradoHouse2Home.com Custom text, virtual tour and website links. www.KW.com Custom text, virtual tour and website links. http://YourHomeAddress.com Custom domain name (if applicable). www.Homes.com Custom text and virtual tour link. www.Realtor.com Custom heading, text and virtual tour link. www.REColorado.com Public MLS website. www.Trulia.com Custom text and virtual tour link. www.Zillow.com Custom text and virtual tour link. Social Networking Pages + Blog (Facebook Business/Personal, Google+) Post your property at time of listing and with any significant change (price, status, etc.) •
Facebook.com/coloradohouse2hometeam
•
LinkedIn.com/in/coloradohouse2home
MARKETING TIMELINE THIS PLAN IS AN OUTLINE OF THE TIMELINE FOR THE PRINT AND ELECTRONIC MARKETING SCHEDULE FOR YOUR HOME. THE MARKETING TIMELINE IS AN IDEAL TIMING PROCESS A N D I S N O T N E C E S S A R I LY T H E A C T U A L T I M E A S T H E A C T U A L T I M E L I N E I S D E P E N D E N T O N S C H E D U L I N G A N D OT H E R FAC TO R S . S E T T E R M S FO R P R I C E , CO - O P CO M M I S S I O N A N D S I G N L I S T I N G C O N T R A C T A N D S E T D A T E S F O R M L S E N T R Y, S I G N I N S T A L L A T I O N A N D W H E N MARKETING/SHOWINGS BEGIN.
Pre-listing preparation: Prepare property for photography. Order custom website URL. Create QR Code for custom website URL.
Seller Broker Broker
7 days before MLS Entry: Interior, exterior and elevated/aerial photography and 3D/HD virtual tour. Measure interior rooms. Prepare property features list and property description. Prepare property for showings. Place for sale sign with “coming soon” rider in yard (optional).
Broker Broker Broker/Seller Seller Broker
5 days before MLS Entry: Prepare full color professional property brochure, brochure box flyer, electronic marketing flyer (eFlyer) and just listed postcard. Prepare “value” marketing piece. Proof marketing materials. Send marketing materials to printer.
Broker Broker Broker/Seller Broker
3 days before MLS Entry: Place lock box on door.
Broker
1 day before MLS Entry: Place for sale sign in yard (or remove “coming soon” rider). Place property brochures and brochure box flyers at property.
Broker Broker
Day of MLS Entry: Add property listing to the MLS. Send eFlyer to over 8000 metro area brokers and Keller Williams distribution list.
Broker Broker
24-48 hours after MLS Entry: Syndicate and/or add listing to websites: Custom website URL (www.yourhomeaddress.com) www.ColoradoHouse2Home.com www.realtor.com www.recolorado.com www.trulia.com www.zillow.com Submit property to specialized websites (if applicable). Submit property to international relocation website(s). Link virtual tour to MLS and websites.
Broker Broker Broker/Photographer
Submit Property to: Print marketing (as agreed upon).
Broker
During the Listing Real-time feedback updates. Weekly or Monthly updates on website traffic statistics where available (Trulia.com - weekly; Zillow.com - weekly; Realtor.com - monthly) Monthly updates on real estate market in property area. Discuss scheduling open houses and/or broker open houses.
Broker
Broker Broker Broker Broker/Seller
W H E R E D O K E L L E R W I L L I A M S R E A LT Y L I S T I N G S APPEAR ONLINE?
... and over 75 other local, national and international websites.
KELLER WILLIAMS STOREFRONT OFFICE O U R O F F I C E I S LO C AT E D I N A H I G H -T R A F F I C S H O P P I N G C E N T E R J U S T M I N U T E S F R O M D O W N TO W N L I T T L E TO N , R E S TA U R A N T S A N D B I G - B OX S TO R E S .
With over 120 brokers on duty 7-days a week, your property will always be represented! Local shopping and restaurants attract many walk-in visitors at our storefront location just opened in Spring of 2016.
M AT T E R P O R T 3 D C A M E R A T EC H N O LO GY E X P E R I E N C E F U L LY I M M E R S I V E V I R T U A L S P A C E S T H A T F E E L S O R E A L , I T ’ S LIKE BEING THERE. (replace with virtual tour??) With the Matterport 3D floor plan and professional photography your home will be showcased using the most cutting edge technology available on the market today. Visitors can virtually walk through your home and view the rooms one by one - even exploring bathrooms, closets and storage spaces that are overlooked and left out of common virtual tours. Using the doll house floor plan view, you can enter any room and see the entire floor plan of the home at once, or you can view each floor and enter any location in the house at any time. A
PAN OUT
WALK THROUGH
PAN UP OR DOWN
TA K I N G O P E N H O U S E S B E YO N D T H E B A S I C S H O L D I N G A N O P E N H O U S E I S S E R I O U S B U S I N E S S . B E LO W I S A C H A R T T H AT S H O W S Y O U E X A C T LY H O W W E C A N M A X I M I Z E O P E N H O U S E S T O S E L L Y O U R P R O P E R T Y.
YOUR HOME ON THE WEB I N A D D I T I O N T O S Y N D I C A T I O N T H R O U G H K E L L E R W I L L I A M S R E A LT Y S U C C E S S , L LC , YO U R H O M E W I L L A P P E A R O N M Y P E R S O N A L R E A L E S TAT E W E B S I T E S A N D SOCIAL MEDIA SITES.
D O W N L O A D M Y A P P : H T T P : // A P P. K W . C O M / K W 2 K S 9 V F A
Nationwide home search capabilities - share the app with your friends GPS location search will bring up available homes near you Search by specifics parameters Save your favorite homes Rentals and Open Houses too!
COLORADOHOUSE2HOME.COM
HELPFUL INFORMATION POINTERS FROM
Brandie
I N F O R M AT I O N E V E R Y S E L L E R S H O U L D K N O W A S A S E L L E R , YO U M AY B E R E S P O N S I B L E F O R T H E F O L LO W I N G E S T I M AT E D E X P E N S E S A S S O C I AT E D W I T H YO U R H O M E S A L E :
Broker’s Commission
A percentage of the sales price; a portion of which will be paid to the Buyer’s Agent.
Title Insurance
Sliding scale based on sales price. Discounts may apply for re-issue rates. Includes owner’s extended coverage. Fees are approximate. (Base policy-only) $150,000: $1,210 $500,000: $1,857 $750,000: $2,295 $1,000,000: $2,732
Improvement Location Certificate
$250 to $500
Water Escrow
$250-$1,000 with balanced refunded to seller 2 to 4 weeks after closing.
Prorated Utilities and Assessments
For expenses incurred, but not paid, up to the date of closing.
Recording Fees
$50 to $100
Homeowner’s Association (HOA) Fees
Per the contract and as assessed by the HOA. This can include monthly dues, transfer fees and/or working capital investments.
HOA Document Retrieval
$100 to $175
Release Tracking Fee
$25 per payoff.
Title Company Real Estate Closing Fee $150 to $175 Property Taxes
A partial debit to you for the portion of the current year that the you owned the property.
AGENCY TERMS S E L L E R ’ S A G E N T/ L I S T I N G A G E N T A seller’s agent works solely on behalf of the seller to promote the interests of the seller with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the seller. The seller’s agent must disclose to potential buyers all adverse material facts actually known by the seller’s agent about the property. A separate written listing agreement is required which sets forth the duties and obligations of the broker and the seller. BUYER’S AGENT A buyer’s agent works solely on behalf of the buyer to promote the interests of the buyer with the utmost good faith, loyalty and fidelity. The agent negotiates on behalf of and acts as an advocate for the buyer. The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent, including the buyer’s financial ability to perform the terms of the transaction and, if a residential property, whether the buyer intends to occupy the property. A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer. TRANSACTION BROKER A transaction-broker assists the buyer, seller, or both parties throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties. A transaction broker must use reasonable skill and care in the performance of any oral or written agreement, and must make the same disclosures as agents about all adverse material facts actually known by the transaction-broker concerning a property or a buyer’s financial ability to perform the terms of a transaction and, if a residential property, whether the buyer intends to occupy the property. No written agreement is required. CUSTOMER A customer is a party to a real estate transaction with whom the broker has no brokerage relationship because such party has not engaged or employed the broker, either as the party’s agent or as the party’s transaction-broker.
C O M M O N R E A L E S TAT E T E R M S A P P R A I S E R The person who decides the market value of a home based on its condition and the selling prices of comparable homes recently sold in the area. His or her job is to compute a fair estimate of market value to help the lender determine a reasonable loan amount. A S S E S S O R A public official who appraises property for tax purposes, determining the assessed value, not the tax rate. C L O S I N G The conclusion of a real estate transaction, which includes delivery of a deed, financial adjustments, signing of notes and disbursement of funds necessary to the sale or loan. C O N T I N G E N C Y A condition that must be met before a contract is binding. For example, the sale of a home might be contingent upon the seller paying for certain repairs, resulting from buyer’s inspection. C O N V E N T I O N A L L O A N A loan made with real estate as security and not involving government participation in the form of insuring (FHA) or guaranteeing (VA) the loan. F I X E D - R A T E L O A N A loan with the same rate of interest for the life of the loan. H O M E O W N E R ’ S P O L I C Y A multiple-peril insurance policy commonly called a package policy. Available to owners of private homes, it covers the dwelling and contents in case of theft, fire, or wind damage, as well as liability for property damage and personal liability. I N T E R E S T R A T E C A P The maximum interest rate charge allowed on an adjustable-rate loan for any one adjustment period during the life of the loan. O P E N M O R T G A G E A mortgage that may be repaid in full at any time over the life of the loan without a prepayment penalty. P O I N T A point is a dollar amount paid to a lender for making a loan, each point being equal to one percent of the loan amount, also called a discount point. R E A LT O R A member of the National Association of Realtors® who subscribes to a strict code of ethics. T I T L E Documentary evidence of the right to or ownership of property, which in real estate is the deed. Title may be acquired through purchase, inheritance, gift or exchange, as well as through foreclosure of a mortgage.
1. 2. 3.
<Movoing Checklist
4. 5. 6. 7. 8. 9.
10. 11. 12. 13. 14. 15. 16.
Call security/alarm monitoring company to have the system transferred to your name as of the date of closing. Call your cellular phone service company to have your plan(s) changed and moved to Colorado. Submit your change of address form(s) to the Post Office for mail and magazines, or visit www.usps.gov/moversnet to obtain a change of address form & information. Notify your financial institution of your move. Order new checks from your bank. Arrange for moving assistance. Notify your employer(s) of your change of address. Notify your creditors of your change of address and phone number. If you are moving from out-of-state, get a VIN verification from the State Patrol and your automobile emissions test completed. Colorado requires this test before you can get your license plates. If you are moving to a different county within Colorado, notify the State and possibly get new license plates. Update your driver’s license or get a new one if moving from another state. Register your automobiles with the State in the county where you will be residing. Transfer your policy or make arrangements for new auto insurance. Register to vote. Register your kids at their new schools or submit a change of address with their school. Make arrangements to have your entire family's medical and dental files transferred to your new doctors. Arrange for home insurance at least two weeks prior to closing.
LAND BASED PHONE AT&T Century Link Vonage Comcast GAS AND ELECTRIC Xcel Energy Adams County: United Power Douglas County: IREA (electric) Black Hills Energy (gas) Jefferson/Park County: IREA (electric) Colorado Natural Gas
www.att.com/move www.centurylink.com www.vonage.com www.comcast.com
1-800-MOVE-ATT 1-800-475-7526 1-800-968-8720 303-930-2000
www.xcelenergy.com
1-800-481-4700
www.unitedpower.com
303-637-1300
www.intermountain-rea.com www.blackhillsenergy.com
303-688-3100 1-888-890-5554
www.intermountain-rea.com www.coloradonaturalgas.com
303-688-3100 800-720-8193
TRASH (Not necessary in Denver County; suburb areas must contact independent contractor of choice.) Allied Waste www.disposal.com/Denver 303-287-8043 Waste Management www.wastemanagement.com 303-730-8353 BFI Residential Waste 303-287-8043 Eagle Waste Services www.eaglewasteservices.com 303-761-8387 Mountain View Waste Systems www.mountainviewwaste.com 303-838-0560 WATER/SEWER - Automatically transferred at time of closing by the title company.
CABLE AND INTERNET Comcast Cable/Internet Century Link
www.comcast.com/move www.centurylink.com
303-930-2000 1-800-475-7526
SATELLITE Direct TV DISH Network
www.directv.com www.dishnetwork.com
1-800-494-4388 or 1-888-777-2454 1-888-284-7116 or 1-888-825-2557
NEWSPAPERS The Denver Post Canyon Courier High Timber Times Clear Creek Courant Columbine Courier The Flume
www.post-newscustomercare.com www.canyoncourier.com www.hightimbertimes.com www.clearcreekcourant.com www.columbinecourier.com www.theflume.com
303-832-3232 303-350-1030 303-350-1030 303-350-1030 303-350-1030 303-838-4423
Geoff
720-933-6842 303-346-6683 303-946-9394
MOVING COMPANIES Grassroots Moving Checkmate Moving & Storage Bill Roberts
MOVING TOOLS State Farm’s Move Tools iPad App (Free): http://itunes.apple.com/us/app/state-farm-movetools/id413727217 DRIVER’S LICENSE OFFICES Arapahoe County Aurora Broomfield Denver Golden Lakewood Littleton Parker
www.revenue.state.co.us (Click on “Driver’s License” link) 5334 S. Prince St, Littleton 303-795-5954 14391 E. 4th Ave. 303-344-8400 5139 W. 120th Ave. #G-8 720-887-8396 1865 W. Mississippi Ave. #C 303-937-9507 16950 W. Colfax Ave., Suite 104 720-497-1182 1881 Pierce St. 303-205-5609 311 E. County Line Rd. 303-795-5954 17737 Cottonwood Dr. 303-627-0985
EMISSIONS TESTING LOCATIONS
www.aircarecolorado.com
MOTOR VEHICLE Adams County Arapahoe County Clear Creek County Denver City & County Douglas County Jefferson County Park County ELECTION COMMISSION
www.colorado.gov/dmv (Click on “Titles and Registration” link) 303-654-6010 For Aurora, Brighton, Commerce City and Westminster Locations 303-795-4500 For Littleton, Aurora and Englewood Locations 303-679-2336 For the Georgetown Location 720-865-4600 For the Denver Area Locations 303-660-7440 For Castle Rock, Highlands Ranch and Parker Locations 303-271-8100 For Arvada, Evergreen, Golden, Lakewood and Littleton Locations 303-861-0732 For Bailey and Fairplay Locations www.govotecolorado.com
FAQ How will you tell buyers about my home being listed? The REColorado.com website provides real-time information for every home on the market. Once your home is entered in the MLS system I will get a list of brokers that have buyers whom your home meets some or all of their search criteria. I will contact these brokers directly in addition to national syndication and other marketing efforts outlined in this guide. Will you buyers have access to my home through all real estate companies or only Keller Williams Realty? Yes, all real estate companies that are members of MLS will have access to your home. How does your office handle showing requests for my home? You will be contacted before every appointment by a Centralized Showing company representative. At times, brokers may request showing appointments that do not meet the guidelines you provided at the time of listing. Our representatives will communicate your showing requirements to all brokers requesting an appointment and will make every effort to schedule these requests within the guidelines. It is best, whenever possible, to leave the house during showings. Will you get feedback from brokers or buyers on all showings? I make every effort to follow up on showings by contacting all brokers and buyers within a few days of their appointments and then recording and communicating their responses to you. I will continue to try and solicit a response up to three times. Please be aware that not all brokers respond to feedback requests. You can view feedback, advertising and marketing activity on your property at any time by clicking on the link that will be in each notiďŹ cation that you receive from our showing service, Centralized Showing. Will the buyer want to come back to our property again once an offer is accepted but before possession? The buyer will need access to the property for their inspection (usually a half-day) with prior notice to you. Sometimes they do request to show the property to family members or friends before closing/possession. Once I accept an offer, what should I do? Celebrate and focus on moving! You will want to schedule your move, pack items and notify businesses of your address change. The moving checklist in this guide will help you remember all the details. I will also give you a closing statement about a week prior to closing, which will indicate the amount you will receive
NOTES
Brandie Sciacca 303-818-3807 sciaccab@gmail.com coloradohouse2hometeam
in/coloradohouse2home
ColoradoHouse2Home.com
DELIVERING QUALITY RESULTS ONE HOME AT A TIME. All information deemed reliable but not guaranteed and should be independently veriďŹ ed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor Keller Williams Realty Success, LLC shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless.