THE SELLING EXPERIENCE. Elevated.
The ARMONT Difference Every client and every home entrusted to us receives the highest level of care and professionalism. At ARMONT, we believe that exceptional real estate representation begins with meaningful relationships. We value the trust our clients place in us and are committed to providing a highly personalized experience rooted in integrity, discretion and an unwavering dedication to excellence. Our approach begins with understanding you - your priorities, your goals, and what matters most. From there, we thoughtfully develop a tailored strategy designed to position your home for exceptional results. We believe every home, in every price point, deserves to be positioned as best in class.Doing exactly that is where we excel. Through our experience, creative vision, sophisticated marketing and meticulous attention to detail, we know how to showcase each property’s unique qualities and distinguish it in the marketplace. Achieving the greatest possible value for one of life’s most significant assets is more than our profession. It is our commitment to you.
Our Core Values INTEGRITY Unwavering and unquestionable. EXCELLENCE In everything we do, big and small. COMMITMENT Showing up with purpose and following through with care. INNOVATION We leverage technology and data to give our clients and agents a genuine competitive edge. RESULTS Focused and measurable. accountable to outcomes.
We celebrate effort and we hold ourselves
COMMUNITY We invest genuinely and meaningfully in the communities where our clients live, work, and raise their families.
How your ARMONT Realtor® Works for You A partnership with your ARMONT Realtor® makes selling your home easier, more strategic, and delivers a higher return. Here is an overview of what we handle for you throughout the process:
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MARKET INTELLIGENCE A deep understanding of the communities we serve, supported by market intelligence and the context behind the numbers. TAILORED POSITIONING Every home is unique and one of our strengths is helping our seller clients to prepare for market. We carefully consider all of the features of your home and put together a marketing strategy that highlights the architectural features, the community and the lifestyle.
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STRATEGIC PRICING A thoughtful pricing strategy considers every factor to position your property competitively from day one - maximizing its value, attracting qualified buyers, and minimizing time on the market. Strategic pricing protects your negotiating leverage and ensures no opportunity is left on the table.
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ELEVATED MARKETING Professional photography, video, and sophisticated design presented across multiple platforms including print and digital marketing. Also, our extensive network is unmatched in the industry and we leverage it fully for every property our firm represents.
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SHOWINGS We manage showings, solicit feedback, and keep prospective buyers and their agents engaged to bring offers to the table. EXPERT NEGOTIATIONS We fully understand the role that has been entrusted to us and we have invested in extensive training in negotiation strategies to be valuable to our clients. We work diligently to protect your interests from our very first meeting until the closing.
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CONTRACT TO CLOSING A signed contract is only the first step towards a successful closing. Your ARMONT Realtor® will manage the process from contract to closing. Negotiating through inspections, and making sure all contingencies are met on time, and communicating regularly with the lender and closing attorney to ensure a timely closing.
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CLOSING DAY & BEYOND A successful closing for you is at the heart of everything we do, and we are committed to being a resource to you long after the transaction is complete.
The ARMONT Advantage Our comprehensive marketing strategy has a successful track record second to none. PROFESSIONAL STAGING While some homes are camera ready, for most of us, the way we live in our homes is not how we would go to market. We will consult with you on what needs to be done to prepare for market. Our services range from a simple consultation on de-cluttering to full home professional staging. VISUAL STORYTELLING We provide best in class professional photography, video, and drone imagery highlighting not only the features of the property but also the lifestyle it affords. CUSTOM MARKETING At ARMONT, we provide a custom printed property brochure, a direct mail piece sent to luxury buyers, a dedicated property website, targeted digital and social campaigns, and private previews and broker events. DIGITAL EXPOSURE Your home will have global reach via our extensive digital campaigns including multiple websites and social media platforms. We also launch extensive e-marketing campaigns reaching thousands of prospective buyers and top agents in the metro area. We leverage advanced digital advertising to reach prospective buyers based on their online browsing behavior and demonstrated interests. EVENTS Experience tells us that the more visitors we have to your home, the greater our opportunity for success. We regularly host pre-listing price evaluations with top agents from the area, broker open houses, weekend open houses, as well as specialty events designed specifically for your home.
HAPPY CLIENTS
We Create Success for You SEE WHAT OU R CLIENTS ARE SAYING...
“We would like to sincerely thank the amazing team for making the sale of our home completely stress-free. Not only did she secure a strong contract for us, but her outstanding presentation and strategic marketing was executed perfectly. If you are looking for a Realtor®
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that truly understands the local market and knows how to achieve top dollar on the sale of your home then look no further than Andrea Cueny and her exceptional team. The results speak for themselves.”
K.N.
“She was one of the best agents I have ever worked with. She was honest in her opinions, timely in her responses, thorough in her search, quick with referrals, and incredibly patient as I shopped real estate from Alpharetta to Brookhaven. She has a friendly, warm, sweet demeanor which made the entire process so enjoyable.”
S.H.
“She represented us as buyer’s agent for a recent purchase in Dunwoody/Sandy Springs. She knows the area very well and has lots of connections. She treated our transaction as if it was her own, showing a lot of genuine concern for our best interests. We were very happy with
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our decision to work with Nicole.”
M.H. “The entire team has been excellent to work with and we loved everyone’s professionalism, courtesy, knowledge and dedication. And not to make her blush, but she is hands down the hardest working, best Realtor® we have ever experienced working with to purchase a home.”
R.L.
Contracts EXCLUSIVE SELLER BROKERAGE AGREEMENT Georgia law requires that we have signed written agreements with our seller clients outlining the scope of services we provide, term of the agreement, our fee, and more. Your ARMONT Realtor® will review the terms of the agreement with you. DISCLOSURES Prior to placing your home on the market, we will request that you complete pertinent disclosures regarding the condition of the home, age of systems, any known defects, and noting any items staying with the property. Proper disclosure is critical to ensure a smooth transaction for all. PURCHASE & SALE AGREEMENT The Georgia Association of REALTORS® contract is the industry standard that outlines the terms of the offer and creates an enforceable agreement, including price, earnest money, the due diligence period, any loan terms, closing date, and more. Your ARMONT Realtor® will review this contract with you in advance so that you are familiar with the terms before an offer comes in on your property. EARNEST MONEY Offers will come with earnest money from the buyer which is typically 1.5%-5% of the sales price, held in the selling broker’s escrow account or with the closing attorney, and wired within five banking days of the binding agreement date. This amount is applied to the purchase price at closing. DUE DILIGENCE From the binding agreement date, the buyer will have an agreed-upon window of time, typically 10 – 14 days, to conduct inspections and testing of systems at their own expense. Buyers may terminate for any reason during this period and receive their earnest money back, so it is important not to make any large financial commitments that are dependent on the sale until the due diligence period has ended. It is common for a buyer to request repairs, or to request a credit in lieu of repairs. This is our second round of negotiations. APPRAISAL CONTINGENCY Some lenders will only lend if the property appraises at the contract price. Appraisal contingency periods typically run 7 - 14 days from the Binding Agreement Date. If the property does not appraise for the contract price, we will work on negotiating a solution. FINANCING CONTINGENCY Unless the buyer is paying cash, financing contingencies are also common and typically run 14 – 21 days. CLOSING DATE & POSSESSION Coordination of the closing date and possession date between all parties is oftentimes a way to create wins on other terms of the offer. While most contracts are written for the buyer to take a possession of the home at closing, sometimes we can negotiate for the seller to have post-closing occupancy for a short period of time.
The Due Diligence Period Here are the most common inspections a buyer may order during their due diligence period. RADON Radon is a naturally occurring gas and the EPA has determined that high levels of concentrated Radon inside a home can cause major health concerns. Testing is inexpensive ($200 on average). If the levels come in higher than the EPA recommendation, a remediation system is typically the answer. MOLD Mold is common. It is important to discover the type, source, and extent of it’s presence and determine whether it is a minor DIY fix or a costly remediation. STUCCO There are 2 types of stucco: Hard Coat and Synthetic. If you have stucco, talk to your ARMONT Realtor® about the type, any maintenance records, inspections, and any stucco warranty. LEAD-BASED PAINT Homes built before 1978 may contain it. There are laws around lead based paint disclosures. Your ARMONT Realtor® can guide you through these requirements.
WOOD INFESTATION REPORT The saying in Georgia goes, “it’s not a matter if you will have termites, but when”. Expect buyers to ask for a termite inspection and warranty. SEPTIC AND WELL If the home is on a property with a septic system or well, it is very important to know the age of the systems, service history, and disclosure properly. Inspections on this system during the due diligence period can be expected. SEWER Sewer scope inspections are also becoming more common. They can identify problems in the sewer line, such as tree roots breaking through the pipe.
Helpful Tips for a Smooth Transition A simple timeline for a seamless transition.
30 DAYS OUT
TWO WEEKS OUT
CLOSING WEEK
Reserve your movers
Request school records, if needed
Be prepared for the buyer’s final walk-through
Prepare for an estate sale and/or charitable donations
Contact homeowner’s insurance agent
Pack an essentials box for moving day
Submit your change of address
Confirm your closing time and location
Gather wire instructions for your proceeds
Schedule utility transfers
Contact service providers to transfer/discontinue services
Gather your ID and documents
Trusted Introductions
Ask your ARMONT Realtor® for introductions to the movers, designers, organizers, and vendors our clients rely on.
Beyond the Closing Our relationship goes well beyond the closing table.
HOMESTEAD EXEMPTION If the home is your primary residence, file for your homestead exemption with the county tax assessor. In Georgia, the deadline is April 1.
AN ANNUAL HOME REVIEW Each year, we will prepare a complimentary update on your home’s value and the overall market.
KEEP YOUR RECORDS Store your closing documents, settlement statement, survey and title policy together. You will want them at tax time and when you sell.
YOUR ARMONT NETWORK For a contractor, a designer, or a question about the neighborhood, your ARMONT Realtor® remains a call away.
Giving Back, One Closing at a Time With every transaction our team closes, a portion of the proceeds is directed toward our Community Home Program, funding a home for a family in need.
A place at the peak where the view is different. Where you can see where you have been and where you are going. Where the noise of the valley falls away, and what remains is clarity. Clarity about what matters, what endures, and what home truly means.
armontre.com @armontrealestate