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A SELLER’S GUIDE FROM LISTED TO SOLD

#1 REAL ESTATE REAL ESTATE COMPANY IN BURLESON COUNTY

Most Volume Sold 2020, 2021, 2022, 2024, 2025 Most Listed and/or Most Sold Transactions 2017, 2018, 2019, 2020, 2021, 2024, 2025 Named Best of Burleson County

A R M ST R O N G P R O P E RT I E S

BEST OF THE BRAZOS VALLEY

THE EAGLE READERS' CHOICE AWARD

Nominated for Best Real Estate Company

APEX PRODUCERS CLUB

AGGIE 100

2019, 2020, 2021, 2022, 2023, 2024, 2025

2021, 2022

A R M ST R O N G P R O P E RT I E S

OUR CORE VA LU E S We aspire to be a respected organization, able to satisfy current and future market needs in the real estate space, building a lasting future for our company, employees and connections. We are unified in our commitment to integrity and authenticity as a full service solution for our clients.

A R M ST R O N G P R O P E RT I E S

Honesty and Transparency

Integrity and Respect

Timely and Reachable

Acting in Your Best Interest

I have worked with many realtors in the last couple of years. I am shocked and overall ecstatic to have found Armstrong Properties. They have gotten back to me quickly on all questions and concerns I’ve had, and really went the extra mile showing me property in more rural areas. Took as much time as I needed looking at multiple properties and even helped me talk with a couple of passing neighbors to gain some much needed insight. Thanks for the great work.

Purchasing a home can be so intimidating as the vocabulary used by the banks and realtors seems foreign. Armstrong Properties explained the entire process for us in a manner that we easily understood which made this process less intimidating.

Brandy M.

Marie

My wife and I were looking for a home in central Texas when our son in law came across this property. We called Armstrong Properties while traveling on our way through the area and they agreed to meet us at the property. They helped us through the process of buying our home every step of the way. They are wonderful people to work with, always available for our questions. We so appreciate you.

Greg R.

I worked with Armstrong Properties for over two years trying to get my parent’s homestead sold. It was a very contentious experience with 3 siblings & 1 brother-in-law as owners. Eventually 2 attorneys were involved; I can only imagine how skilled Jessica and her team must be to work with all these players to finally get this to closing.

Such a great team! They are super involved in their community and have great customer service! Truly love what they do and have a vast knowledge for this industry and the changing markets.

Addison R.

Sherry H.

Professional and organized. Very knowledgeable and they took the time to answer ALL of our questions and checked in with us regularly throughout the process to ensure that we had a good understanding of what was happening and felt comfortable. They never made us feel pressured. Our family would definitely recommend them to anyone who is buying or selling a ranch.

Alexis W. 07

FULL SERVICE MEANS OUR ENTIRE TEAM IS WORKING FOR YOU

SALES DEVELOPMENT REPRESENTATIVE

CEO / OWNER

INTEGRATOR

MARKETING COORDINATOR

SHOWING SPECIALIST

INSIDE SALES

BUYER SPECIALIST

FIELD SERVICE MANAGER

TRANSACTION COORDINATOR

LISTING COORDINATOR

OPERATIONS MANAGER

VIDEOGRAPHER & PHOTOGRAPHER

A R M ST R O N G P R O P E RT I E S

29%

52%

REAL ESTATE AGENT

ONLINE

YARD SIGN / OPEN HOUSE SIGN

<1%

FRIEND / RELATIVE NEIGHBOR

HOMEBUILDER

DIRECTLY FROM SELLER / KNEW THE SELLER

PRINT ADVERTISING

*NAR HOME BUYER AND SELLER GENERATIONAL TRENDS

PR I C I NG

When pricing your property it is important to carefully consider top market value. Using our competitive market analysis tool, we will suggest your property’s best listing price. We sell properties with a higher success because we list properties at the correct price from the start. 2

H OW I T S H OWS

It is important to have your property ready for market on day one. We will help you make sure your property is ready for showings and online by: Completing repairs that need to be done Decluttering & removing personal items Making sure the property is clean and smells fresh Cleaning carpets Neutralizing spaces and walls 3

M A R K E TI N G

We offer superior marketing techniques to help get your property sold faster and for more money than the competition. Prospecting Prospecting daily for potential buyers, talking with neighbors, and our coop agents and past clients. Marketing The second you sign with me, we go to work on marketing your property! COMING SOON MARKETING, ONLINE MARKETING, SOCIAL MEDIA MARKETING and PRINT MARKETING are all part of the success of getting your property seen by the most potential buyers, selling your property faster and for more money than the competition. Communication We actively communicate with you through every step of the process, diligently sharing feedback from showings, following up with agents after viewing the property, and calling to discuss the progress of your listing.

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A DVA N TAG E S O F L I ST I N G WI T H ARMSTRONG PROPERTIES PR I CI N G

M A R K E T IN G

Your property will be priced right, adjusted as needed and sold quickly. With a keen understanding of both the big picture, and the very latest local and neighborhood listing and sales data, the information you need is at our fingertips.

Armstrong Properties’ marketing systems maximize your property’s exposure. Direct buyer tracking tools and dynamic internet marketing campaigns allow us to reach active buyers who want to know about your listing.

SAT I SFACT IO N We are 100% confident that you will be satisfied with our services. Your satisfaction is dependent on Armstrong Properties meeting and exceeding your needs. Our cancellation guarantee protects your right to end the relationship if you are disappointed.

A R M ST R O N G P R O P E RT I E S

LISTING STRATEGY

Price Sel ler Wants

H O ME PR I C E

Price Corre ction Price Corre ction

Price Corre ction They Never Catch Up

TIM E O N TH E M A R KE T

A R M ST R O N G P R O P E RT I E S

If your property is priced at fair market value, it will attract the largest number of potential buyers in the first few weeks.

+ 10%

30%

* MV

60%

-10%

75%

-15%

90%

in the m arket

10%

* MV = Market Va lue

AC TIVITY LEVEL

If a property is overpriced it will attract the fewest number of buyers looking to purchase a property. The majority of buyers look at a lot of properties, and they quickly get a feel for the price range that properties sell for in a given condition and location.

+ 15%

% OF BUYERS

com pared to m arket valu e

Using a scientific market analysis in your area, we will price your property correctly the first time so that it will sell quickly.

ASKING PRICE

PRICIN G STRAT EG Y

WHEN MOST OFFERS ARE RECEIVED

1 2 3 4 5 6 7 8 9 10 11 12 W EEKS O N MARKET

A R M ST R O N G P R O P E RT I E S

STAGED PROPERTIES SPENT LESS TIME

90%

ON THE MARKET

A R M ST R O N G P R O P E RT I E S

Provides views of the entire property and land

The condition of the roof and other property features

The neighborhood and surrounding area, including the property’s proximity to schools and amenities

Developments or local districts that are supported by the buyer’s property taxes

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SUPRA LOCKBOXES

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SHOWINGS

A few tips to help your property showings go as smoothly as possible.

OFFERS

CO NT I NG E N CI E S

PR E-A PPR OVA L

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

Assures home sellers that the buyer is better suited to get the loan they need.

LOAN TYPE

AL L CA S H BUYE R 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.

CLOS I NG T I M E L IN E You might need to close quickly to move on to the next adventure, or you might need to extend closing to allow time for the next property to be ready. Choosing the offer with the closing time that fits your needs will be most attractive to you.

A conventional loan is often the least complicated. This is an appealing choice for sellers. Other loans such as VA or FHA can cause delays because they require certain repairs and approvals.

R E PA IR R EQ UE STS 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.

O F F E R PR IC E Of course price matters too! If a high offer will cost you more in closing costs, repairs or other factors—then it may not be the best offer for you

CLOS I NG COSTS Sometimes an offer comes in high, but the buyer asks you to pay a percentage of the buyer’s closing costs. 32

NEGOTIATIONS

WE CAN

THEY CAN

ACCEPT THE OFFER

ACCEPT THE COUNTER-OFFER

DECLINE THE OFFER

DECLINE THE COUNTER-OFFER

Every offer is a compliment that someone is interested in your property. If the offer isn’t close enough to your expectation then:

COUNTER THE OFFER

You can negotiate back and forth as many times as needed until you can reach an agreement or someone chooses to walk away.

COUNTER-OFFER

A counter-offer is when you offer different terms to the buyer.

After an Offer is Accepted You will sign the purchase agreement and you are now officially under contract! This period of time is called the contingency period. Now inspections, appraisals, or anything else built into your purchase agreement will take place.

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HOME INSPECTIONS WHAT IS INCLUDED

Roof and Components Exterior and Siding IN S PECT I ON T I M E F RA M E Typically 10-14 days after an executed contract. Negotiations usually take place after buyers receive inspection reports.

Septic

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

Crawlspace

Termite Water Well Foundation Structure Heating and Cooling Plumbing

PO S S I B L E OUTCOM E S Inspections and potential repairs are usually one of the top reasons a sale does not close.

Electrical Attic and Insulation

Common problems could be foundation, electrical, plumbing, pests, structural, mold or septic systems.

Doors

UP O N CO M PL E T I ON

Attached Garages

Windows and Lighting Appliances (limited) Garage Doors

BUYER CAN ACCEPT AS IS

Grading and Drainage All Stairs

BUYER CAN OFFER TO RENEGOTIATE

*All utilities must be turned ON and remain on for a buyer

BUYER CAN CANCEL CONTRACT

throughout the term of the contract. 35

A R M ST R O N G P R O P E RT I E S

TITLE COMMITMENT

TITLE A

TITLE B

TITLE C

TITLE D

ACTUAL FACTS

BUYER NOTIFICATION

CLEAR TO CLOSE

DISCLOSE

Who, What, Where and How Much

Informs the buyer of all recorded restrictions, liens, reservations and easements; in other words lists if other parties have some interest or control of the use of property.

These items must be cleared in order to provide title insurance to the buyer. For example: mortgage to be paid off, liens, unpaid taxes, marital status, heir or former spouse to be included in the transaction.

The last section outlines all parties who will collect any part of the insurance premium, including underwriters, title agents and attorneys.

You’ll see the effective date of the commitment, names of the seller and buyer, the types of policies to be issued, a description of the property, the sales price, and the name of the lender if any.

Example: utility easement or building setback requirements. Guarantees that ad valorem taxes are current and paid. Limits the liability of issued policy.

Informs the insured of requirements before the policy can be issued.

Lists amounts being paid for the owner’s title insurance policy, the mortgage company’s amount and any endorsements.

All items listed on Schedule C must be resolved before or at closing.

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FINAL STEPS FOR SELLERS

A R M ST R O N G P R O P E RT I E S

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 that you receive proceeds that are due to you.

TRANSFE R FU ND S

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 commission • Sellers, if there are any proceeds from the sale of the property 2

T RANSFER D OCU ME N TS

The transfer of documents may include: • The deed to the property • 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

TRANSFE R PR OPE RTY

The transfer of property may include: • Recording of the signed deed (completed by third-party) at county courthouse • Post-closing agreement, if seller will need to rent back property for specified time frame • Exchange of keys, garage door openers, security codes and/or devices, appliance manuals, etc. • Property ownership legally transfers to the new owner when the signed deed is recorded at the local county courthouse in which the property is located. 41

YOUR COSTS Sellers commonly pay: • Mortgage balance and penalties, if applicable • Any claims against your property • Unpaid assessments on your property • Real estate agents, for payment of commission • Title insurance policy • Home warranty • Prorated taxes • Escrow fee, • Deed preparation

WHAT TO BRING Sellers need to bring to closing: • A government-issued photo 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, HUD-1 or settlement statement and the 1099 if applicable • All home improvement receipts

A R M ST R O N G P R O P E RT I E S