#1 Properties Selling Guide

DOORS there's more to selling houses than justOPENING

(sometimes we pet dogs)

opening doors in Cheyenne since 1984

With a limited inventory and lightning-fast market conditions, trust the experts at #1 PROPERTIES to help you find the home of your dreams! (Dog not included).

bringing Cheyenne home since 1984

process HOME SELLING

STEP 1

MEET WITH YOUR AGENT

• Talk through pricing and decide on a list price

• Make a “before we go live” to-do list

STEP 2

PHOTOGRAPHY

• Set up an appointment with a photographer

• Ensure house is ready to shoot before they arrive

STEP 3

MARKETING

• Agent will get all of the material to our marketing department

STEP 4

GOING LIVE

• Listing will go live on MLS

• Listing will syndicate to all the third-party sites

STEP 5

SHOWINGS

• Agent will be in touch to schedule showings and give feedback

STEP 6

OFFER & NEGOTIATIONS

• Agent will present offers as they are received

• Agent will guide you through negotiating a final contract

STEP 7

APPRAISAL

• Professional ensures the property is worth the loan and purchase price agreed upon

STEP 8

TITLE & UTILITIES

• Utilities and title will be switched over to the buyer

STEP 9

CLOSING

• Final walk-through

• Sign closing documents

STEP 10

LAST STEPS

• We will walk you through these in the rest of this book

FIND THE RIGHT

agent

Selling a home is one of the most significant sales in a lifetime. It is essential to have an experienced agent in your corner, always looking out for your best interest. A sellers agent’s goal is to get the seller top dollar for their home.

#1 Properties emerged with a clear mission to establish itself as the leading real estate brokerage in southeast Wyoming, dedicated to delivering extensive expertise, exceptional professionalism, and unwavering dedication to the community across all realms of real estate brokerage. Throughout the past four decades, we have meticulously cultivated a strong standing by consistently producing outstanding outcomes, grounded in this very principle.

READERS’ CHOICE AWARD WINNER

We’d like to thank the Academy, and our Agents, and mom and dad, and all of our support staff, without whom we could not do the work we love so much...

Let’s be real here. All those people? Sure, they deserve thanks. But the real thanks goes to you, our clients. We love ya. We wouldn’t be here without you!

We’re proud to have been voted Best of the Best Real Estate Brokerage in the Wyoming Tribune Eagle’s Readers’ Choice Awards every single year they've conducted this survey. And we’ll do our best every day, with every transaction, to live up to that.

POWER BROKER REPORT

Here’s another award that we think is pretty cool: we’re not only #1 in Cheyenne and Southeast Wyoming...

#1 Properties ranks in the top 1% of the nation’s top-producing brokerage firms. (According to an October 2023 report citing the National Association of REALTORS®, there are 106,548 real estate brokerages in the United States.)

This is a BIG. DEAL. We’re a small, independent, and locally owned company – not a franchise. We represent the southeast corner of the least-populated state in the country. And we’ve consistently ranked among the Top 1000 brokerages in the nation over the past decade, a feat duplicated only by a brokerage in the northwest corner of the state.

What does this mean for you? Nearly half the homes sold each year in Cheyenne and Laramie County have a #1 Properties sign in the yard. They trusted the pros at #1 Properties to get the job done. And so can you.

bringing Cheyenne home since 1984

DETERMINING FACTORS pricing ONE...

for if a property will sell

When pricing your home, it is important to carefully consider top market value. Using our competitive market analysis tool, your agent will suggest your home’s best listing price. We sell homes HIGHER than the market average because we list homes at the correct price from the start.

how it shows TWO...

It is important to have your home ready for market on day one. It will help you make sure your home is ready for showings and online by:

•Completing repairs that need to be done

•Decluttering and removing personal items

•Make sure the home is clean and smells fresh

•Cleaning carpets

•Neutralizing spaces and walls

THREE...

marketing

#1 Properties offers SUPERIOR MARKETING TECHNIQUES to help get your home sold faster and for more money than the competition.

THE POWER of #1

With over 100 #1 Properties agents, your home will be in front of every buyer we are working with.

MARKETING

The second you sign with #1 Properties, your agent goes to work on marketing your home! ONLINE MARKETING, SOCIAL MEDIA MARKETING, and PRINT MARKETING are all part of the success of getting your home seen by the most potential buyers, selling your home faster and for more money than the competition.

COMMUNICATION

Your agent will actively communicate with you through every step of the process: diligently sharing feedback from showings, following up with agents after viewing the home, and calling weekly to discuss the progress from the previous week.

#1 professionalWHEN YOU HIRE A

CHOOSE AN AGENT

Choose a #1 PROPERTIES agent if you want full-time, professional service for the full-time job of buying or selling your greatest asset. Your agent will be there every step of the way to assist you.

DO THE WORK

You want to sell your home, right? Together we’ll determine what it’s going to take to get your home sold, FAST!

WHAT BUYERS REALLY WANT

Prospective buyers need to be able to picture themselves living in the home, so de-clutter, touch-up, simplify! If your home is over-stuffed, consider a storage shed and a consultation with a staging professional!

PREPARING YOUR HOME TO SHOW

Make the beds, clear off the counters, wash the dishes, put away the laundry, remove pets when possible – pretend your hard-to-please boss is coming to your home for dinner (whatever it takes, right?!)

PRICING TO SELL

Overpricing is the most common reason homes don’t sell, so your #1 Properties agent will help you set a competitive price based on the reality of the current market.

MARKETING MAGIC

#1 Properties’ in-house design staff and state-of-the-art equipment are the best in the business, and our marketing programs ensure your property will have maximum exposure to prospective buyers.

REAP THE BENEFITS OF OUR

COMMUNICATION

Your #1 Properties agent will be there to see you through the process and help you make informed decisions. With so many factors in the real estate market outside your control (interest rates, inventory, and economic growth, to name a few!), it makes sense for you to pay close attention to the things you DO control: the price and condition of your property.

CALL #1 PROPERTIES

We know you have choices – and we want to be your choice. We want your experience to be exceptional. Give us a call at (307) 634-2222.

EXTERIOR

Move cars and other vehicles from the driveway & front of house

Move garbage cans from view

Remove patio furniture or grills that are in disrepair

Remove any unattractive potted plants/hanging baskets

Store hoses out of sight or roll up neatly

KITCHEN

Empty sink

Unless decorative, remove all towels from view

Clear kitchen islands

Remove all food items from view

Minimize items on countertops

PROFESSIONAL

photography

With over 90% of buyers using the internet to search for homes, “web appeal” is more important than ever. Buyers are using the internet not only to select homes to see, but to eliminate those that don’t look appealing. That’s where great photos can help sell your home!

Use the checklist, that will help you get your home ready for photos.

Second only to price, quality real estate photography is the most important part of selling a home: with 9 out of 10 house hunters initiating their buying process on the internet, it has never been more important to show off your home in a visually aesthetic light that promotes its best assets!

Listings with nicer photos perform better than those that neglect to implement the necessary techniques and technology. Enlisting the assistance of a professional real estate photographer, and their DSLR camera, may result in the following advantages:

• Receive more online views than their peers across all price tiers.

• Have a higher asking price per square foot.

• Stay on the market fewer days.

Trim bushes and trees to maximize the view of the house

Remove yard signs and seasonal decorations

Close garage doors

INTERIOR

Clean, clean, clean!

Turn on all light fixtures and lamps (leave ceiling fans off)

Open all curtains and blinds

Minimize the view of electrical cords

De-clutter shelves and living spaces

Turn TV and computer screens off

Remove all pet-related items (food bowls, litter boxes, cages, etc)

LIVING AREAS

Arrange books and magazines neatly on tables

Make sure pillows are arranged neatly on sofas and chairs

Take all magnets, notes, and artwork off the refrigerator

Remove sponges, cleaners, and garbage cans from view

BEDROOMS

Make sure all beds are made and all pillows are neatly arranged

Make certain items stored under the bed do not show

Minimize items on bedside tables

Store all clothing out of view

Close closet doors

BATHS

Put toilets lids down

Clean mirrors

Minimize items on counter

Unless decorative, remove all towels, bath mats, rugs from view

Remove shampoo/conditioner bottles from shower and baths

Remove robes and slippers from view

tips SHOWING

FLEXIBLE

Be as flexible and accommodating to the buyers’ schedules as possible. We want to avoid having missed opportunities if at all possible.

INFORMED

Make sure everyone in the home is informed when showings are to happen so they can keep their spaces clean.

DAILY CLEANING

Keep up with daily messes. Wipe down kitchen and bathroom counters before leaving for the day.

ODORS

Avoid strong-smelling foods: Keep your meal prep as neutral and simple as possible.

FURRY FRIENDS

Keep pet areas clean. Clean up after your pets immediately and wash their bedding regularly. Hide pet food or litter. Not everyone is a pet person and it may hinder a potential buyer’s ability to picture themselves living in your home.

NATURAL LIGHT

Open blinds and curtains and let in as much natural light as possible. Leave lights on before you leave for a showing.

A few tips to help your home showings go as smoothly as possible

TRASH

Empty trash cans to avoid any odors. Try to empty trash cans nightly so that the home is fresh when you leave for the day.

TEMPERATURE

Keep the room temperature comfortable. This demonstrates to buyers that the HVAC is working properly.

PERSONALS

Make sure you place all valuables and prescriptions out of sight and in a safe place.

VACATE

Having a seller present can make buyers feel awkward. We want to make the buyers feel at home and stay awhile.

bringing Cheyenne home since 1984

offers

Price is just one of many considerations when deciding which offer is best for your home. Here are some of the other factors that matter

CONTINGENCIES

The fewer contingencies on an offer the better. Shorter time periods are also valuable.

ALL CASH BUYER

A cash offer is usually more appealing than a finance offer as the seller doesn’t need to worry about the bank approving the loan.

PRE-APPROVAL

Assures home sellers that the buyer can get the loan they need.

LOAN TYPE

A conventional loan is often the least complicated. This is an appealing choice for sellers. An FHA loan can cause delays because they require certain repairs and approvals.

CLOSING TIMELINE

You might need to close quickly to move on to the next adventure, or you might need to extend the closing to allow time for the next home to be ready. Choosing the offer with the closing time that fits your needs will be most attractive to you.

CLOSING COSTS

Sometimes an offer comes in high, but the buyer asks you to pay a percentage of the buyer’s closing costs.

BUYER LETTER

If you care about the future of your home, a buyer letter could assure you that you’re selling to someone who will love the home and your neighbors as much as you did.

REPAIR REQUESTS

If the home needs some repairs, but you don’t have the time or money to do them, a buyer who is willing to do them for you might be what you need.

OFFER PRICE

Of course, price matters too! If a high offer will cost you more in closing costs, repairs, or other factors—then it probably won’t be the better offer.

inspections HOME

WHAT IS INCLUDED

ROOF & COMPONENTS

EXTERIOR & SIDING

BASEMENT

FOUNDATION

CRAWLSPACE

STRUCTURE

HEATING & COOLING

PLUMBING

ELECTRICAL

ATTIC & INSULATION

DOORS

WINDOWS & LIGHTING

APPLIANCES (LIMITED)

ATTACHED GARAGES

GARAGE DOORS

GRADING & DRAINAGE

INSPECTION TIMEFRAME

Typically 10-14 days after signing the contract. Negotiations usualy happen within 5 days.

COSTS

No cost to you, the seller. The buyer will choose and purchase the inspection performed by the inspector of their choice.

POSSIBLE OUTCOMES

Inspections and potential repairs are usually one of the top reasons a sale does not close.

COMMON PROBLEMS

Could be foundation, electrical, plumbing, pests, structural, mold or radon.

UPON COMPLETION:

BUYER CAN ACCEPT AS IS

BUYER CAN OFFER TO RENEGOTIATE

BUYER CAN CANCEL CONTRACT

home

APPRAISAL

If the buyer is seeking a loan to purchase your home they will need to have an appraisal performed by the bank to verify the home is worth the loan amount. As a seller we want the property to appraise for at least the sale amount or more. It is very difficult to successfully contest your appraisal. An experienced agent demonstrates certain strategies to reveal the value of the home prior to the appraisal.

APPRAISAL COMES IN AT OR ABOVE SALE PRICE

You are in the clear, and closing can begin!

APPRAISAL COMES IN BELOW SALE PRICE

• Renegotiate the sale price with the buyer

• Renegotiate with the buyer to cover the difference

• Cancel and re-list

• Consider an alternative all-cash offer

what to expect CLOSING THE SALE

Closing is when funds and documents are transferred in order to transfer ownership of the property to the buyer. The escrow officer will look over the contract and find out what payments are owed by who, prepare documents for closing, perform the closing, make sure all payoffs are completed, the buyer’s title is recorded, and you receive payoffs that are due to you.

1. TRANSFER FUNDS

The transfer of funds may include payoffs to:

• Seller’s mortgage company as well as any lien holders

• Local government, if any property taxes are due

• Third-party service providers

• Real estate agents, for payment of a commission

• Sellers, if there are any proceeds from the sale of the home

2. TRANSFER DOCUMENTS

The transfer of documents may include:

• The deed to the house

• Certificate of Title, Bill of Sale, and other real estate-related documents

• Signed closing instructions and/or settlement statement (HUD 1)

• Receipts (if needed) for completed repairs, per sales contract

3. TRANSFER PROPERTY

The transfer of property may include:

• Recording of the signed deed (completed by third-party) at the county courthouse

• Post-closing agreement, if the seller will need to rent back home for the specified time frame

• Exchange of keys, garage door opener, security codes and/or devices, appliance manuals, etc.

• Homeownership legally transfers to the new owner when the signed deed is recorded at the seller’s local county courthouse.

YOUR COSTS

Seller commonly pays:

• Mortgage balance & penalties if applicable

• Any claims against your property

• Unpaid assessments on your property

• Real estate agents, for payment of a commission

• Title insurance policy

• Home warranty

WHAT TO BRING

Sellers need to bring to closing:

• A government picture ID

• House keys

• Garage door openers

• Mailbox and any other spare keys

AFTER CLOSING

Keep copies of the following for taxes:

• Copies of all closing documents

• All home improvement receipts

CANCEL POLICIES

Once title transfer has occurred contact your insurance agent to cancel your policy so you can receive a refund of any prepaid premiums.

CLOSE ACCOUNTS

Cancel utilities and close those accounts. Keep a list of phone numbers for each of your utility and entertainment companies.

CHANGE ADDRESS

Let everyone know your new address. Submit a changeof-address form to the post office.

TURN EVERYTHING OFF

Turn off valves to the sinks, toilets, appliances, and water heater. Turn off all light switches and fans. Lastly, call the electric company.

DOCUMENTS

Secure all closing documents as well as the contract and closing documents. Keep them in a safe place.

GATHER HOME PAPERWORK

Put together a packet of manuals, receipts, and any warranties as well.

CLEAR OUT PERSONALS

Move out your personal belongings completely. Check all drawers, cabinets, and closets.

CLEAN

Ensure that your home is completely clean upon leaving the home. Clean the cabinets, refrigerators, and other appliances inside and out. Thoroughly clean out the garage. Schedule trash pick up prior to the day of closing. Leave your home the way you would like to find it if you were the buyer.

INCIDENTALS

Leave all house keys, remotes, gate keys, pool keys, and mailbox keys in a drawer in the kitchen.

FLOORS

Vacuum and sweep floors one more time

LOCK UP

Ensure all blinds are closed, and lock the windows and doors.

final steps FOR SELLERS

IMPORTANT

GAS & ELECTRIC COMPANIES

BLACK HILLS ENERGY (888) 890-5554 blackhillsenergy.com

HIGH WEST ENERGY (307) 245-3261 highwestenergy.com

RURAL SANITATION COMPANY

WYOMING DISPOSAL SYSTEMS (307) 635-7168 wyodisposal.com

COWBOY SANITATION (307) 214-1764

FLYTE SANITATION (307) 635-0184

Spectrum (833) 267-6097 spectrum.com

DIRECTV (855) 842-4388 directv.com

Dish Network (855) 364-4929 dish.com

Don’t forget to schedule all of your utilities to be transferred or turned on before closing. Also, if you’ve got children in school, be sure to visit the appropriate Laramie County School District website.

WATER DEPARTMENT

Don’t forget to ask about garbage pick-up & watering days. BOARD OF PUBLIC UTILITIES (307) 637-6460 cheyennecity.org

SOUTH CHEYENNE WATER & SEWER (307) 635-5608

WINCHESTER HILLS UTILITY (307) 634-3161

PHONE/INTERNET COMPANY

CENTURY LINK (855) 340-3308 centurylink.com

UNITED STATES POSTAL SERVICE

1-800-ASK-USPS (275-8777) usps.com (change of address form available here)

Bluepeak (888) 975-4258 mybluepeak.com CABLE/INTERNET/SATELLITE COMPANY

Rise Broadband (888) 990-7331 risebroadband.com

Viasat (855) 447-9466 viasat.com

Hughesnet (844) 406-1664 hughesnet.com

Mountain West (307) 637-2854 millect.com

Visionary (888) 682-1884 vcn.com

ESSENTIALS

Post Office: set up forwarding address

Employer: paychecks, tax forms, etc.

FINANCES

Bank/Credit Union

Loan Issuers

Credit Cards

Financial Aid

Investments

UTILITIES & HOME SERVICES

Gas Water Power

Internet/Cable/Phone

Garbage

Cell Phone

Lawn Care

Cleaning Service

PEOPLE

Doctor

Dentist

Children’s Physician

Veterinarian

Lawyer

Babysitter

ONLINE SERVICES

Shopping (Amazon, etc.)

Streaming Services

Mapping Services (Google Maps, etc.)

PETS

Veterinary Office

Pet Sitter / Boarding/Daycare

Microchip service

MEMBERSHIPS & SUBSCRIPTIONS

Retail Clubs (Costco, SAM’s, etc)

Churches

Scouts/Youth Organizations

Parent Teacher Associations

Magazine

Subscription Boxes

GOVERNMENT AGENCIES

Department of Motor Vehicles

Internal Revenue Service

Voter Registration

Social Security

Citizenship & Immigration Services

Department of Veteran Affairs

FRIENDS & FAMILY

Ask your #1 Properties REALTOR® for complimentary change of address cards

MISCELLANEOUS