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Selling Your Home

I do not believe in the philosophy of simply "listing" homes...I MARKET them. Placing a sign in the front yard and waiting for a contract is not my idea of selling a home. Marketing your home means communicating to everyone who may have an interest, the fact that your home is on the market. This means all area REALTORS®, all area Real Estate firms, neighbors, and my own buyer clients.

Marketing Services

  • Prepare Comparative Market Analysis to establish market value.
  • Take digital photographs of property inside and out.
  • Shoot and build Virtual Tour.
  • Enter property into the Multiple Listing Service.
  • List property on Realtor.com, Prudential.com, MirandaHomes.com and WichitaListings.com and other real estate sites. All listings include full color interior and exterior photographs, Virtual Tours and a complete list of features.
  • Place "FOR SALE" sign rider in your front yard and directional signs (where allowed by city ordinance).
  • Place lock box on property for use by MLS associates.
  • Place property in "Prudential Dinning-Beard BUYER'S GUIDE".
  • Distribute e-mail/flyers to all area REALTORS®.
  • Provide full color marketing material to be left in home.
  • Activate HOME PROTECTION PLAN.
  • Place property on Prudential Dinning-Beard office tours.
  • Mail "JUST LISTED" post cards to surroundng area.
  • Hold Open Houses and Broker's Opens, if desired.
  • Arrange showings via Prudential Dinning-Beard appointment desk.
  • Provide regular showing feedback.
  • Present all offers and negotiate on seller's behalf.

Common Myths about listing and selling your home.

  • "My Realtor is working extra hard for me by holding Open Houses".
         False!     Less than 2% of homes that sell, sell as a result of an Open House.  Open houses provide Realtors an opportunity to meet the "buying" public and solicit new clients.  If they can't sell the house they're holding open, they want to sell them something else.  This is the first thing they teach you when when getting licensed to sell real estate. Most of the traffic at Open Houses are your neighbors, casual buyers, and "Lookie-loos."
     
  • "It's better to list my house for a lot more than comparatively priced homes and leave plenty of room for negotiation."
    False! Buyer's are very sophisticated and with the advent of "Buyer Agency" they, more often than not, have a real estate professional representing them. If your home is obviously overpriced, a buyer may not be willing to haggle over price and may decide to move on to a property that is priced more realistically.

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  • "I can always list high and if it doesn't sell, lower my price later."
    False!     Beware of PRICE REDUCED! Typically the best traffic through your home is during the first 3 weeks on the market. If it's priced too high during this period, those potential buyers will not be around after you've dropped the price. If you have dropped your price, many buyers will feel that you will not be willing to negotiate because you've already taken a price reduction.
     

  • "Our house is much nicer than the Jones' down the street. If they can get $100,000 then we can get $110,000."
    False!     Everyone feels their house is the nicest on the block. Your real estate professional is an objective, third party. Let them recommend a price for your home based upon size, features and comparable sales within your neighborhood. The Jones' may have just gotten lucky.
     

  • "Spring-time is the best time to sell a house."
    False!     Any time is a good time to sell a house, as long as the house is priced right, is in good condition and the seller keeps the home in "showing condition."
     

  • "It's not a problem if I'm present when my home is being shown to potential buyers."
    False!     It is important, under normal circumstances, that you not be present while your house is being shown. Remaining in the home makes potential buyers very uncomfortable. They will be hesitant to speak freely with their REALTOR® or thoroughly inspect your home. If a buyer is adamant about touring your home at a specific time and it is not possible for you to leave, allow your home to be shown, but give them plenty of space to properly view your home.

What to Expect While Under Contract

Getting an offer on your home is just part of my job. Now I need to get the transaction to the closing table. Below is what you should expect until we close.

  • Home Inspection - The time frame the buyer has to perform this inspection is stated in the contract. I will notify you of the time and date of the inspection. The buyer, the selling agent and the inspector will be present. A reasonable inspection should take about 2 hours.
     

  • Termite Inspection - A termite inspection will be performed per the terms of the contract. I will notify you of the date and time. This inspection can take 15-30 minutes depending upon the size of the home. The buyer may or may not be present. If your home is under contract with a pest control company, please provide me with the documentation.
     

  • Appraisal - The lender will require an appraisal of your property. This will occur sometime between the execution of the contract and approximately a week before closing. I will notify you of the date and time.

     

  • Repairs - If the home inspection reveals needed repairs, or you agreed to perform repairs as a stipulation of the contract, you will need to arrange to have them completed. I can assist you with the selection of contractors to perform most repairs. Invoices which are to be paid from your proceeds at closing need to be provided prior to closing.
     

  • Well/Septic - Well, septic or lagoon systems must be inspected. If you've had your septic system pumped within the last 2 years or any other work done, please let me know. A receipt for the pumping is required at closing.
     

  • Utilities and Homeowners Insurance - Notify in advance, but DO NOT transfer these until after the change of possession.
     

  • Final Walk-thru - The buyer is entitled to a final walk-thru of the property prior to closing. This normally occurs within 72 hours of closing.
     

  • Final Clean Up- Please make sure the property is clean and free of trash and unwanted items. Just because you no longer want something, it doesn't mean that the buyers do.  Make arrangements for final trash pick-up. Leave spare keys, garage door openers and appliance manuals for the buyers. A kitchen drawer is a good place to leave these items.
     

  • Closing Day- I will notify you well in advance of the closing time, date and location.

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