Seller’s Guide
Why Ivester Jackson | Christie’s
• Ivester Jackson | Christie’s International Real Estate is one of the Southeast’s leading boutique brokerages with 30+ years of home buying and selling experience.
• Ivester Jackson is the exclusive North Carolina Christie’s affiliate and is backed by the power of Christie’s International Real Estate
• We believe luxury is a service, not a price point, and strive to offer it on every listing
• Our agents are dedicated to providing maximum exposure and exceptional results
• Innovation and Creativity
• Two-time, Christie’s Global Affiliate of the Year - 2017 | 2022
• Multiple regional social media feeds to offer additional exposure
• In-house, award-winning marketing team to create unparalleled marketing
Selling Your Home in North Carolina
• Discuss Agency Compensation and time frame
• Discuss the pricing strategy to determine an optimal and competitive price in today’s market. Agent should provide a Comparative Market Analysis to assist in this discussion.
• Agent to prepare the listing agreement paperwork
• Agent to provide professional measurements of the home
• Agent to set up a staging consultation for maximum appeal
• Agent to provide and schedule professional photography and videography
• Work with the agent to create a features and upgrades sheet
• Gather all invoices for work that has been done on the home
• Gather all warranty paperwork
• Find the most recent copy of the property survey, or consider getting an updated one
• For waterfront properties, your agent will need a copy of your pier permit. If you do not have one, your agent can assist you with the proper steps to attain one.
• Gather current or most up-to-date HOA contact information and additional documents
• Work with the agent to prepare a utility and vendor list
• Note what personal property will convey with the home
• Secure any valuables in preparation for showings and tours
• Agent to input data into MLS and enhance on syndicated websites
Agent Compensation in 2024
• A listing agent will provide their brokerage fee for listing the property
• 90% of buyers are continuing to employ a buyer agent in their search for property and typically have an agreement to allow the buyer agent to be compensated, whether that is through a seller offered incentive, or the buyer paying out of pocket at closing
• There is no obligation for a seller to offer “co-brokerage” compensation to a buyer agent and their buyer, it is completely negotiable
• Inventory in many areas has increased and attracting buyers has become more competitive
• Many sellers continue to offer incentives to buyers and buyers agents to encourage them to tour the seller’s house in order to “cast the widest net”, but this form of cooperative compensation is optional
• Many national builders continue to offer up to 4% in buyer incentives to spur activity in the new construction segment
• In evaluating appraisal values, appraisers will take into account any seller-paid closing costs when looking at comparable gross sales prices to properties which may or may not offer buyer incentives and make adjustments to the appraised value as appropriate
• Listing agents can provide facts relative to inventory supply and offer advice pertaining to brokerage fees and compensation offers to buyers
Firm Exclusives & Coming Soons
• Firm Exclusives
- Allows seller to gauge interest in the home without starting Days on Market
- Creates a sense of exclusivity and private access
- Generally doesn’t involve much negotiating
- Seller signs listing agreement to privately market to other IJ Agents only
• Coming Soon in MLS
- Grants additional exposure for the listing
- Allows seller time to finish repairs
- Builds anticipation and competition for the first day of showings
- Listing becomes publicly visible in MLS and Days on Market begin
Marketing the Listing
• Review the custom marketing plan sent by agent
• Review showing data to set expectations
• Creation of custom listing brochure
• Professional photography and videography
• Agent and Firm to promote the home via firm website, social media, and syndicate websites
• Review possible syndication to various platforms
• Review possible marketing options via magazine insertions
• Potential to feature the listing as a Firm Exclusive
Open Houses and Showings
• Open houses are a great way to promote hype around a new listing and get a flurry of potential buyers in the home
• Broker open houses provide an opportunity to bring agents through the home and thinking about potential buyers that may have interest
• Prepare the home to be presented in its best light for showings and open houses
• Showing feedback to be provided to seller
Multiple Offers
• Your agent will prepare you on how to best handle multiple offers
• Decide when and if to call for highest and best offers
• A seller does not have to:
- Allow a second chance on an offer or call for “highest and best”
- Disclose that there is a second offer
• If there are multiple offers:
- Agent should compose a document comparing all offers
Offered, Signed, and Accepted
• Listing agent to confirm proof of funds or pre-approval submitted with all offers
• Review terms of the offer-to-purchase contract
• Listing agent to prepare a packet of comps and all info pertinent to the home for the appraiser
Fees Due: Credited to Sales Price
• Due Diligence
- Non-refundable/payable to the seller
- Credit to the buyer’s side at closing
- Fee due within 24 hours of acceptance
• Earnest Money
- Typically made payable to the closing attorney and can be deposited within five days of executed contract
- Refundable up to the end of the Due Diligence Period
- Credit to the buyer’s side at closing
Due Diligence Period
• Buyer can cancel for any reason
• Inspection
- Seller to provide reasonable access to the property so that the buyer can perform their due diligence
- Buyer may submit a repair request, however, repairs are optional to the seller
- If repairs are negotiated they need to be agreed upon before the end of the due diligence period but are not required to be completed until prior to closing
- Due Diligence expiration is at 5 PM on the agreed-upon due diligence expiration date. At the end of this period, buyer has the option to proceed to closing or terminate
- Earnest money may become non-refundable
Final Touches
• Confirm all personal property to convey is left at the home
• Leave garage door openers, extra keys, any home codes, etc
• Schedule Mover
• Clean Property
Closing
• Attend closing in-person or schedule to sign documents in advance
• Review closing documents (ALTA) prior to closing appointment
• Agent to make sure all executed documents are delivered to sellers after closing
• Agent to let sellers know once the deed is recorded
• Agent to deliver property key to the buyer’s agent
