KARL LUEDERS B R O K E R A S S O C I AT E
2023 Denver Metro Association of Realtors Honoree
KARL LUEDERS started his real estate career not long after he moved to Denver in 2000. He began building custom homes with his father and earned his real estate license in 2005. Since that time, Karl has become an expert in the real estate market along the Front Range and in the mountain towns. Plus, he’s a go-to resource for his clients before and after the sale, whether they need contractor referrals or hidden restaurant gems! As your REALTOR®, Karl’s priority is to make the buy/ sell experience enjoyable, successful, andprofitable, of course. He focuses on getting the best possible price for his clients, while being present every step of the way. This requires Karl to excel in several areas: being an expert in your real estate market; communicating with you; smoothing out the bumps and negotiating toward a successful sale. All while never letting you see him sweat`!
AREAS OF FOCUS & EXPERT ISE •
Metro Denver & The Front Range
•
Buyers & Sellers
•
Relocation
•
Luxury Homes
•
First Time Homes Buyers
•
New Construction Homes
•
Land/Acreage
OT HER AWARDS • DMAR Excellence Award • (multiple years) • 5280 Five Star Real • Estate Professional (multiple years) • 2007 Top Agent • Denver Central • 2006 Rookie of the Year •
MARKET ANALYSIS The purpose of a comparative market analysis is to determine the current fairmarket value of your home. This is done by selecting properties similar to yours, which have recently sold, and then comparing them to yours. In this approach, we have used the same variables that would be used by a professional appraiser. Factors to be considered are the current market conditions, square footage, style, location, property condition, and similar features of those recently sold homes. Enclosed in every market analysis is a complete list of comparable properties in your area, which have sold in the last 100 days. While none of those properties are exactly like yours, they do provide a solid reference in a competitive market analysis.
A CMA is a non-emotional interpretation of current market conditions. Therefore, when pricing your home, the following points should NOT be considered in determining your home’s fair market value: 1. The price you paid for your home. 2. What you need to sell it for, in dollar terms, to purchase your next home. 3. What it appraised for when you recently refinanced. 4. The cost of improvements done in years past.
PREPARE/PRICE YOUR HOME TO SELL
THE MARKET VALUE IS BASED ON:
WHAT IS YOUR PROPERT Y WORT H?
• Today’s market • Today’s competition • Today’s financing • Today’s economic conditions
The value of your
• Buyer’s perceptions of property condition
property is determined
• Location
by what a buyer is
• Normal marketing time
willing to pay in today’s market based on
THE MARKET VALUE OF YOUR HOME IS NOT:
comparing your property
• What you paid for it
to others currently on the
• How much money you spent in repairs
market for sale, and most
• What you need out of it
importantly to recent sales of similar properties in the surrounding neighborhood.
• What it appraised for • What you hear your neighbor’s house sold for • What the Tax Assessor’s office says it’s worth • What it’s insured for • What memories you have of your home • The prices of homes where you are moving
BUYERS ALWAYS DETERMINE VALUE How do buyers determine value? When you
IF WE PRICE YOUR HOME UNREALISTICALLY, RELATIVE TO RECENT SALES IN YOUR AREA, TWO THINGS OCCUR:
bought this home, how did you establish value? By comparing your home to others that were for sale at the time.
1. There will be fewer showings because buyers and Realtors® will think your price is out-of-line compared to other listings in the area and,
Buyers still determine the value of a home by comparison shopping. If your home is overpriced, you simply assist others in the quicker sale of their home.
2. Buyers will refrain from making an offer because they will believe you might be unrealistic during negotiations
ST EPS IN T HE KENT WOOD BUYING PROCESS
Discuss Your Needs
Determine Search Parameters
Recommend Lenders For Pre-Approval
Determine Realistic Price
Facilitate Faster Closing
Search MLS & Other Sources For New Properties
Preview Properties
Schedule & Join You At Showings
Analyze Comparable Property Values
Decision to Buy Property And Prepare Offer
Review Disclosures
Facilitate Home Inspection
Accompany You On Final Walk Through
Deliver Contract to Seller Or Listing Agent Review Settlement Statement Negotiate On Your Behalf Facilitate And Attend Closing Ensure Communication Among All Parties W E LCO M E H O M E !
Assist in Reviewing Title Commitment
170+ THINGS I DO AS Y O U R R E A LT O R ®
21. Present market analysis to seller(s), including relevant sales, current listings, and expired 22. Offer pricing strategy based on professional judgment and interpretation of market conditions 23. Discuss seller’s goals to effectively adjust marketing strategy 24. Explain marketing power of Kentwood and benefits of the MLS Clear Cooperation Policy
1.
Conduct a pre-listing conference call with seller(s) to gather information
2.
Send seller(s) confirmation of in-person listing appointment and confirm prior to meeting
3.
Research appropriate sampling of currently listed, under contract and sold comparable properties
4.
Research trends and sales activity from MLS and public records databases
5.
Research “average days on market” for the property type, price range, and location
6.
Review property tax information
7.
Research public record information for ownership and deed type
8.
Order Ownership and Encumbrances Report from title
9.
Research property’s public record information for lot size and dimensions
10. Research and verify legal description 11.
Research property’s deed restrictions, previous conveyance and accuracy
12. Research property’s current use and zoning 13. Ascertain need for lead-based paint disclosure/mitigation 14. Prepare market analysis to establish broker opinion of value 15. Prepare listing-presentation package with above materials 16. Perform exterior “curb-appeal assessment” of subject property 17.
Verify public-schools and potential opt-in/opt out of district
18. Review listing-appointment checklist to verify that
25. Explain the different marketing options and the effectiveness of each 26. Explain work the broker does “behind the scenes” and the broker’s availability on weekends 27. Explain brokerage’s role in screening for qualified buyers ahead of showings to protect seller(s) 28. Present and discuss strategic marketing plan 29. Review results of curb-appeal assessment and provide suggestions to improve saleability 30. Research and verify city water, sewer/septic and tank systems 31. Verify when property’s septic system was last pumped or inspected and if required by county 32. Confirm well status, depth, and output from third-party report or Colorado Dept of Water Resources 33. Natural gas: Verify the availability of natural gas and supplier’s name and phone number 34. Verify security system, current term of service, and determine if it’s owned or leased 35. Discuss American Home Shield warranty program with homeowner 36. Discuss Kentwood Amplify and Forward programs with seller(s) as needed 37. Verify if property has rental units involved or leases in place 38. Make copies of all leases for retention in listing file 39. Verify all rents and all deposits
all steps and actions have been completed
40. Assess interior decor and suggest staging ideas
19. Review broker’s and company’s credentials and
41. Prepare net sheet for seller(s) based on current
accomplishments in the market with seller(s) 20. Provide seller(s) an overview of current market conditions
projections and information
42. Review accuracy of title information with sellers and obtain copies of seller(s)’ deed, owner’s title insurance policy, and most-recent survey 43. Verify names of owner(s) as they appear in county’s public property records 44. Verify with seller(s) if there are outstanding or expired construction permits or if any changes have been made to the property since the seller(s) purchased the property 45. Obtain copy of current Title Insurance Policy or order a TBD policy 46. Complete listing contract and addenda (using names of
63. Make extra key for lockbox 64. Obtain current mortgage information: lenders and loan account numbers 65. Identify homeowner association manager, if applicable 66. Verify homeowner association fees and pending or unpaid assessments 67. Research electricity availability and supplier’s name and phone number 68. Prepare detailed list of property amenities and assess market impact
seller(s) as they appear on deed or title
69.
policy)
and conveyances with sale
47. Obtain seller(s)’ signature(s) on the
70.
listing agreement and return a signed
71.
48. Review the standard closing costs and with seller(s)
72.
box
73.
53. Obtain house plans, if applicable and available 54. Obtain copy of subdivision plat/complex layout 55. Review house plans or future plans or blueprints and make a copy 56. Compile and assemble formal file on property with all information received 57. Provide seller(s) with a blank sales contract in preparation of receipt of a purchase offer 58. Inform tenants of listing and discuss how showings will be handled if tenant occupied 59. Arrange for installation of yard sign 60. Have Seller complete the Seller’s Property Disclosure – Explain the importance of full disclosure 61. Prepare showing instructions agree on showing-time window with seller(s) 62. Install lock box and program the lock box with agreed-upon showing-time windows
Place a copy of the completed disclosures in
the property file and in MLS
50. Measure interior room sizes
easements that are know to the seller
Place home warranty in property file for
conveyance at time of sale
49. Obtain seller(s)’ permission to use a lock
52. Note any unrecorded property lines, agreements, and
Assist sellers with completion and
submission of home warranty application
pro-rations typical to the CD statements
available
Compile list of completed repairs and
maintenance items
copy to the seller(s)
51. Confirm lot size via owner’s copy of certified survey, if
Prepare detailed list of property’s inclusions
74. Arrange for interior and exterior photos to be taken for MLS and marketing 75. Arrange for creation of a virtual tour if one will be used in marketing the property 76. Complete the new-listing checklist 77. Enter listing into office records and/or create listing file 78. Prepare “MLS profile sheet” (Listing broker is responsible for accuracy of listing data) 79. Enter property data from profile sheet into MLS listing database 80. Proofread MLS database listing for accuracy, including proper placement in mapping function 81. Take additional photos of the property, as needed, to upload into MLS and for use in flyers 82. Provide seller(s) with a copy of the MLS profile sheet data form 83. Add property to company’s coming soon and/or active listings list 84. Create print and digital/electronic ads with seller(s)’ input and approval 85. Install “special feature” cards at the property, if applicable
86. Submit ads to company’s participating internet real estate sites (listing syndication) 87. Create QR codes 88. Prepare mailing and contact list to promote the property across broker’s network 89. Order “just listed” labels and postcards 90. Draft marketing copy and prepare brochures and digital marketing pieces 91. Provide marketing brochure for seller(s)’ review 92. Order an appropriate quantity of marketing brochures 93. E-mail marketing material to brokers and agents with marketing material 94. Upload listing to company and broker’s Internet site, if applicable
111. Enter into Company’s “coming soon” and “new listings” all-company communication 112. Prepare and send regular eflyer blast emails to 25,000 Front Range brokers 113. Receive and review all offers to purchase submitted by buyers or buyers’ brokers 114. Evaluate offer(s) and prepare a “net sheet” on each offer, for the seller(s) to make comparisons 115. Review offers with seller(s) and review merits and weaknesses of each component of offers 116. Contact buyers’ broker to review buyer(s)’ qualifications and discuss offer 117. Provide seller(s)’ disclosures to buyer(s)’ broker or buyer upon request (prior to offer if possible) 118. Confirm buyer(s) is pre-approved by contacting lender
95. Mail out “just listed” notice to neighborhood residents 96. Inform Network Referral Program of listing 97. Coordinate showings with owners, tenants, and other REALTORS® 98. Return all interest calls promptly, including on weekends 99. Provide marketing data to buyers coming from referral network 100. Request feedback from buyers’ brokers after showings 101. Provide showing feedback to seller(s) and recommend changes according to feedback 102. Frequently review comparable MLS listings and market trends to verify property remains competitive in price, terms, conditions, and availability 103. Call seller(s) weekly to discuss marketing and pricing 119. Obtain a copy of the buyer(s)’ pre-approval letter 104. Convey any price changes promptly throughout listing
from lender
syndicate sites 120. Negotiate all offers and counteroffers on seller(s)’ behalf 105. Review weekly market study reports 121. Prepare and convey any counteroffers, acceptance, or 106. Promptly enter price changes in MLS listing database
amendments to buyer(s)’ broker
107. Verify proper licensure of buyer’s broker and salesperson
122. Verify contract is signed by all parties
108. Conduct virtual or in-person open houses, as agreed upon
123. When offer is accepted (“contract”) deliver contract
109. Conduct office in-person tour, as agreed, and/or office virtual tour at sales meeting 110. Present on company’s Monday Morning Pitch to all Kentwood brokers
to seller(s) 124. When offer is accepted deliver contract to buyer(s)’ broker or if none, to buyer(s) 125. Provide copies of the contract and all addenda to closing attorney and title company
126. Confirm deposit, or promptly deliver, buyer(s)’ earnest money to escrow agent 127. Disseminate “under-contract showing restrictions” as seller(s) requests 128. Provide copies of contract to lender 129. Inform seller(s) how to handle additional offers submitted between date of contract and closing 130. Change status in MLS to “sale pending” 131. Update listing file to show “sale pending” 132. Contact buyer(s)’ lender weekly to verify processing is on track 133. Follow buyer(s)’ loan processing and communicate to seller 134. Relay final approval of buyer(s)’ loan application to seller(s) 135. Coordinate buyer(s)’ professional home inspections with seller(s) 136. If property is vacant, arrange for power and water to be turned on prior to inspections 137. Review home inspector’s report with seller(s) and discuss issues and options, if needed 138. Enter home inspection completion into listing file 139. Recommend or assist with identifying trustworthy contractors to perform any required repairs 140. Verify seller(s)’ compliance with home inspection report and repair requirements 141. Obtain copies of repair bills showing seller(s) made required repairs 142. Coordinate re-entry into the property for buyer’s review of completed repairs,if needed 143. Arrange for appraiser to enter property and prepare an appraisal package for appraiser 144. Follow-up with the appraiser to see if there are any questions 145. Enter appraisal completion into listing file 146. Discuss appraisal with seller(s) and suggest options, if necessary 147. Update closing forms and files confirming all documents are accounted for and executed 148. Coordinate closing process with buyer(s)’ broker and lender 149. Confirm location, date, and time where closing will be held and notify all parties
150. Confirm with closing agent that any issues with title/ ownership have been resolved 151. Confirm that the seller has the proper Power of Attorney or trust documents, as required 152. Work with buyer(s)’ broker to schedule buyer(s)’ final walk-through prior to closing 153. Confirm with closing agent that all tax, HOA, utility, and other applicable pro-rations are correct 154. Request final closing figures from closing agent 155. Review closing figures on CD statement with seller(s) to verify accuracy of preparation 156. Confirm buyer(s)’ broker has received and reviewed closing figures 157. Confirm buyer(s) and Buyer(s)’ broker has received title insurance commitment 158. Provide home warranty for availability at closing 159. Recommend courtesy closing agent for absentee seller(s), as needed 160. Review closing documents with seller(s) and their counsel 161. If closing agent is holding escrow funds confirm it appears on the final CD 162. Coordinate closing with seller(s)’ subsequent purchase and resolve any timing problems 163. Confirm seller(s)’ net proceeds check or wire is correct at closing
AF T ER-C LOSING ACT IVIT IES 164. Provide REALTOR® referral information for seller(s)’ relocation destination, if applicable 165. Change MLS status to “sold” 166. Enter sale date, price, selling broker, and broker’s ID numbers, etc. 167. Close out listing in company files 168. Arrange for removal of sign 169. Remove lockbox and any remaining marketing materials 170. Ensure sellers’ proceeds have arrived 24 hours after closing 171. Monitor any agreed upon post-closing occupancy period 172. Confirm the property is vacant at time of possession 173. Follow up with seller for a post-closing check in, see if water escrow overage has arrived
T EST IMONIALS
“With all of the alternative residential sale platforms that offer sellers/buyers discounted transactions Karl has proven why there is still no substitute for an experienced knowledgeable and caring partner in the buying and selling process. He will forever be our trusted agent and we will be recommending him to anyone that is looking to enter the Denver Market.”
“We’ve done more than one real estate
“Karl is an exceptional realtor. He goes above
transaction with Karl and we will go back to him
and beyond for his clients. He Is an expert in
for more. His vast experience is of huge comfort
figuring out what his clients need. Karl went the
when guiding us through the process and
extra mile for me during the selling process.
addressing the inevitable unexpected surprises.
I highly recommend him. He is professional
And we always appreciate his direct and honest
diligent and gets the job done painlessly. I will
approach.”
continue to use him as my realtor every time.”
“Karl helped us navigate a very difficult Denver market during a pandemic. His knowledge of the local Denver neighborhoods really helped narrow down our scope and focus on getting the house we wanted. Karl was proactive and available for any and all questions. He was always readily available from a communication standpoint via phone or text. It was Karl’s expertise that allowed us to close on the house we wanted in the exact neighborhood we wanted. I would recommend Karl to all friends and family that I know.”
CLOSING / MOVING CHECKLIST ADDRESS CHANGE
CANCEL UTILITIES
• Post Office
Advise desired date of shut-off and give change of address for final billing. • Electric • Sewer • Gas • Trash • Cable TV • Telephone
• Friends and Relatives • Credit cards • Professional organizations • Magazines • Department of Motor Vehicles • Civic, social newsletters and publications
BANK • Transfer funds, arrange check-cashing in new city • Arrange credit references • Close out safe deposit box
INSURANCE Notify insurance agent of new location for coverages and billing • Life • Health • Fire • Auto
MEDICAL • Secure all birth and baptismal records for all family members • Obtain medical, dental and other records for family members • Refill necessary prescriptions • Ask your doctor for referrals
LEGAL • Check to see if your will must be rewritten when moving across state lines • Bring copy of closing papers from previous sale
SCHOOL • Get transcripts of school records, including immunization records • Plan a brief teacher conference at the new school
CANCEL HOME DELIVERIES • Newspaper • Dairy • Cleaning Service • Diaper Service
INCOME TAX DEDUCTIONS Keep a detailed record of all moving costs if your move is job-related. Many expenses – including househunting trips – may be deductible. • Family’s travel expenses, including meals and lodging • Cost of transporting furniture, other household goods and personal belongings • Food and hotel bills for up to 30 days in your new city if you have to wait to move into your new home • The costs of selling your old home or settling a lease, plus the costs of buying or leasing your new home. There is a ceiling on deduction outlined in detail in the Internal Revenue Service’s Publication 521, “Tax Information on Moving Expenses” available free from the IRS.
All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor Kentwood Real Estate shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless.