Listing in Rare Form
Our P r o c e s s:
After we receive your initial inquiry Anya will set up a short intro call with Steve (and likely Anya as well) to learn more about where you’re at, your working timeline and details of your home.
Anya will send a follow up email post-intro call to set up a time for an in-person walk through with Steve and Anya to go through your home, this time is best suited sans kids and allotted for about 1.5 hours
We’ll tour each floor of your home and take photos, measurements and note anything important as we walk through your space.
We’ll have some time to sit and chat through the details of your home, any weak spots or things you wanted to fix before you moved that you didn’t? Any imperative deferred maintenance that you didn’t get to that we need to fix to sell? Anything you love about your house that you want us to know, etc.
After our in-person walk through Anya will send a short in-take form for you to fill out that requests information such as loan balance, etc so we can work on our listing proposal.
Roughly a week after we receive your returned intake form and we’ll be ready to send you our “Fork in the Road” packet, this will include two “Tines”:
Tine A: will be complete with our list of recommended updates that would serve to maximize the value of your home (these updates will not extend beyond surface improvements, we don’t propose structural changes to a home prior to selling).
This will include an estimated budget for the proposed improvements.
This will also include an estimated sale price for your home and net sheet which will illustrate your net proceeds should you choose this Tine.
Tine B: will be an estimated sale price and net sheet should you choose to do nothing to your home prior to listing it. *If there are deferred maintenance items that we spoke about in our in-person meeting, those will be listed here as they will not necessarily impact the sale price of the home one way or another, they will be seen as needing to be done in order to ethically put your home on the market.
Once you decide which Tine you would like to proceed with we will send a listing contract which will have the listing price represented as well as all brokerage-wide fees associated with selling a property on the MLS.
If you choose Tine B skip to 8.
If you choose Tine A we will have an additional contract sent out that will outline the estimated costs and agreements associated, once this is signed we will,
Build out your listing design spec (paint, lights, wallpaper, tile, etc)
Schedule trades to complete work, ideally this is done when you are not home, so if there is a vacation coming up or some time you can take away from the home that would be excellent to schedule around
Anya will send an email that will outline the schedule of events leading up to listing day as well as some administrative homework we need homeowners to complete before going Live on the MLS.
The schedule will consist of,
Coming Soon photoshoot - this is usually exteriors and possibly a few interior detail shots only, however, depending on the market climate and the readiness of your home we may shoot the whole thing at once
Interior photoshoot (if it wasn’t done in the Coming Soon shoot)
TISH inspection - for city compliance with Andy @ Arrowhead Inspections - you will receive a report from Andy after you pay his invoice that will have a list, if any, of (usually) small code compliance items you need to complete prior to closing.
Professional deep clean
Your admin homework is due to Anya so Steve can write all the copy that he uses in the blog post, instagram content and the actual MLS listing.
Listing goes Live on MLS!
Showings and an open house the weekend of the showing
Offer review - you choose an offer and your house is now under contract, yay!
If you are a move up client, and you are working with us to buy your next home, Anya will send your accepted offer to Paris so he can calculate what your estimated proceeds will be which will help inform your budget moving forward with your next home.
If there’s an inspection in the winning offer you will prepare for inspection and we will work through any requests that come of that.
If there is no inspection there will only be an appraisal ordered by the buyer’s lender. These are usually performed within 10 days of the lender getting the offer from the buyer’s agent and they will be scheduled through Showingtime. Only the buyers side has any intel or communication with the appraiser - as the seller’s side we do not have any control over the appraisal or when it comes in.
Once the appraisal comes back, if it’s within the purchase price it’s pretty much smooth sailing to closing day, if the appraisal comes in under value and we didn’t have any appraisal gap coverage in the offer we will have to negotiate terms with the buyer’s agent.
Your title company will reach out directly to you to schedule the time of your closing and it will be the day that was represented on the offer you accepted.
Prior to closing it is your responsibility to make sure and complete all the items listed on your TISH report and send photos of the completed items to Anya so she can send to Andy and get your certification processed and sent to title.
Yay, closing day is here! You’ve passed the torch to the newest stewards of your home!
