Sellers, let's ease your stress
Rely on my process for peace-of-mind results
Using my 3 Keys Approach and insight in buyer psychology, real estate and marketing, I'll help prepare your Orcas property, showcase it to the world, and guide you through the selling process for the smoothest possible experience.
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I'll suggest priority tasks, connect you with services, and use my design eye to stage for max appeal. When all is looking spiffy, I'll photograph in the best light and advise an optimum pricing strategy.
To reduce surprises and contingencies, I'll provide a complete package to prospective buyers, including an underutilized element we can leverage in your favor. Then when offers arrive, I'll use my Rescission-Risk Assessment to help inform your response.
Letting go of your Orcas property is bound to be bittersweet. My steady hand will soften the sting and guide you to your goals.
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Explore the Process
1-Introduction
Our first conversation will typically include:
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Your timing for selling, showings, moving and any travel
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Repairs or maintenance that you've scheduled
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Repairs or maintenance needed but not scheduled
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Any recent improvements made or in-process
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Your desired qualities in your broker
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Your preferred method of communication
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Your desired selling price and any underlying loans to pay off
2-Agreement
We'll complete the Listing Agreement, including:
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My compensation as your Listing Broker
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What compensation you'd like to offer the Buyer's Broker
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Expected date the listing will be entered into the MLS
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Term of listing and length of "tail" provision
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Consent or non-consent to limited dual agency
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Property details for the Listing Input Sheet. Note: We'll likely leave listing price blank at this point and discuss potential ranges. Pricing will be refined in the Marketing phase.
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3-Preparation
Depending on the property, this can take a month or more:
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Recommendations and my rationale for priority projects
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Names of contractors and people to help with the punch list
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Interior and exterior staging and spruce-up to increase appeal
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Review and completion of the Seller Disclosure form
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Gathering of receipts for recent large improvements
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Gathering of documents such as permits, inspections
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Review of the preliminary title commitment for any red flags
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An estimate of your closing costs
4-Marketing
This is where it all comes together:
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Photos will be scheduled for a sunny day. Depending on the property there may be drone photos and/or a virtual tour. You, your vehicles and pets should be gone for photos.
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We'll review the listing description and make any final tweaks.
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We'll review the latest market activity and decide on a list price.
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I'll prepare a complete marketing package for brokers so they have what they need to show and sell your property.
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Your listing goes live on the MLS and is viewable in all real estate feeds, such as Zillow, Redfin, Realtor.com, Trulia, Homes.com, Estately etc. and all Brokerage websites. Millions can see it!
5-Showings
We've prepared everything, now it's showtime!
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I'll set up the Showing Time app so you'll get copied on showing requests and have ability to approve or suggest other times.
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We'll set parameters in advance for how much notice you need.
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Valuables and personal items should be stowed or removed.
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You and your pets will need to go hang out somewhere else.
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After the showing, I'll share feedback as soon as I receive it.
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I'll log all the feedback so we can review a report if needed.
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For vacant land we may not receive notice of showings .
6-Offer
For the best outcome and experience, I'll encourage you to focus on facts, not emotions.
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Be aware the era of multiple offers has passed.
- When offer is received I'll comb through it for red flags and use my Rescission-Risk Assessment for likelihood of closing.
- I'll make a list of the essential terms of the offer and send you an at-a-glance summary along with the complete offer.
- After you've had a chance to digest, we'll discuss options for your response -- accept as-is, counteroffer or passing.
- You'll likely have 24-48 hours to respond.
7-Escrow
We're fully signed with a buyer, now what?
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The buyer will deposit earnest money in escrow.
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Escrow will send you informational papers to fill out. If you'll be out of town around the time of closing, let them know now.
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I'll create a calendar of contract dates and an updated closing cost estimate for you.
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The listing will be marked pending on the MLS; we can still allow showings if we get requests but it's unlikely we will.
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Now's the time to start thinking of preparations for moving. It's best though if you keep the home in show-ready shape -- if the buyer pulls out, your property will go right back on the market.
8-Contingencies
This is mostly a waiting period for you:
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If there's a homeowners association and we don't already have copies of minutes, etc. we'll need to request those.
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The building inspection will likely happen in the first 10-14 days. It's best if you're gone for that. All utilities including pilot lights will need to be turned on, hose bibs need to be uncovered, carbon monoxide detectors installed, water heater strapped.
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A "For Sale" Septic inspection is needed if not already done.
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If you're selling vacant land, expect a longer feasibility period.
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When the buyer's inspection period ends, they may ask for repairs or a credit. I'll help you through negotiations.
9-Closing
The moment you've planned for finally arrives:
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Closing means the date the deed is recorded at the County. The County has a 4-day workweek; no closings on Friday.
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You'll sign closing papers a few days in advance of closing. Mobile or online notaries are available. If you'll be out of the country, it's best to sign before leaving the states.
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The Buyer has the right to walk-through the property the week prior to closing. You may be in the midst of packing.
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Unless otherwise agreed upon, you retain possession of the property until 9pm on the closing date.
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Unless otherwise agreed on, Buyer gets remaining fuel on property without proration, so don't fill your tank in advance.
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It may take some time before funds show in your account.
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