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Make t he Move My commitment to my seller


elite REALTOR®

Kate Miller


What people are saying about Kate

Kate was everything you want a real estate agent to be and more. She priced the house right for a quick sale. She constantly updated me on what was happening with showings and what the comments were about the house. She was constantly talking to neighbors, realtors, and contacts to find someone who would be a perfect fit for the purchase of my mom’s home. The first deal fell through but she was diligent in going back to real estate agents who had shown the house before to let them know it was still available and a second contract came in soon after. I cannot say enough about her professionalism, diligence and customer service. If you want a house sold in this tough market, this is the Realtor for you!! - Monica H. I was impressed with Kate’s market knowledge, her attention to detail, and problem solving skills. Her excellent communication was thorough and timely throughout both the sale of my home, and purchase of my current home. I would not hesitate to recommend her to anyone looking for an aggressive, results driven agent. - Mary B. Kate is very knowledgeable of the market and is very aware of real estate trends in Northeast Florida. I appreciate her honesty and insight. I appreciate her willingness to think outside the box. I've purchased two homes with Kate and she will definitely be my Realtor when I sell my current home. - Carrie R.

904.455.4554 1401 Kingsley Ave | Orange Park, FL 32073

I’ll Take You Through The Process Congratulations! You’ve decided to start fresh and sell your home. This is a very exciting time for you and I look forward to guiding you smoothly through this process and helping you to efficiently sell your home at the best price. As you will see, there are several steps you need to take before putting your property on the market. When using me and my team of sales associates and marketing professionals you will feel confident that the sale of your property will be very successful. Let’s get started!

1. You’ll have an expert to guide you through the process.

Buying or selling a home usually requires disclosure forms, inspection reports, mortgage documents, insurance policies, deeds, and multi-page settlement statements.

2. Get objective information and opinions.

A Realtor® can give you up-to-date information on what is happening in the marketplace and the price, financing, terms and condition of competing properties. These are key factors in getting your property sold at the best price, quickly and with minimum hassle. 7. Buying and selling is emotional.

3. Enhance the salability of your property.

A home often symbolizes family, rest, and security- it’s not just four walls and a roof. Having a concerned, but objective, third party helps you stay focused on both the emotional and financial issues most important to you.

Often, a Realtor® can recommend repairs or cosmetic work that will significantly enhance the salability of your property. A professional acts as the marketing coordinator, disbursing information about your property to other real estate agents 8. Ethical treatment. through the Multiple Listing Service or other cooperative As a Realtor® client, you can expect honest and ethical marketing networks, open houses for agents, etc. treatment in all transaction-related matters. It is mandatory for Realtor® to take the Code of Ethics orientation and 4. Benefit from their negotiating experience. complete a refresher course every four years. There are many negotiating factors, including but not limited to price, financing, terms, date of possession, and inclusion or exclusion of repairs, furnishings, or equipment.

5. Property marketing power.

Real estate doesn’t sell by advertising alone. In fact, a many real estate sales are the result of a practitioner’s contacts through previous clients, referrals, friends, and family.

6. Real estate has its own language.

If you don’t know a CMA from a PUD, you can understand why it’s important to work with a professional who is immersed in the industry and knows the real estate language.

Why Coldwell Banker Vanguard? • listen carefully and communicate fully At Coldwell Banker Vanguard Realty we host the most innovative sales and marketing tools in the area. We never forget that the most important tool is the ability to listen carefully and communicate fully. We know your home is one of your most valuable assets and we will treat it accordingly. With respect for your needs, keen attention to property details and exceptional marketing programs we vow to provide you the pinnacle of Real Estate service. The Coldwell Banker® brand has been a real estate industry champion and pioneer since it was founded on August 27, 1906. Today the Coldwell Banker brand continues to take great pride in its rich heritage, but also continues to evolve and meet the needs of a changing consumer. • Nearly 85,000 sales associates and brokers.

• An ever-expanding global presence in 49 countries and territories. • Approximately 3,100 offices worldwide. • 2013 Closed Sales Volume for the United States was $208.7 billion • 20% of the agents ranked in Top 400 Real Estate Professionals List are Coldwell Banker Agents. • Coldwell Banker transaction values are 10% higher than the industry average. • Official Real Estate Company for the Jacksonville Jaguars.

Coldwell Banker’s® average visitor spends more than nine minutes on the site. We feature lifestyle, affordability, and keyword search tools for fast and easy browsing, as well as, multiple images and videos showcasing unique features of your house.

Coldwell Banker is the most influential Real Estate brand on social media

Since 1933, Previews® Property Specialists have been discreetly serving many of the most influential and successful people of our time – assisting them with transactions involving some of the world’s most prestigious properties The Coldwell Banker Previews International program counts castles, palaces and even islands in the South Pacific among the exceptional properties it has represented. Coldwell Banker Vanguard Realty serves all of Duval, Clay and Northern St. Johns Counties. We are the number one Coldwell Banker® affiliate in the entire state of Florida. In addition, we are a partner with Cartus, the largest relocation network in the



sales associates Been in business for over




million in sales volume in 2013




unit sold in 2013

offices in the Jacksonville area

Coldwell Banker boasts the

highest sales

higher than the nearest competitor!

volume of any national Real Estate franchise.

That’s 169%

country. This gives us access to buyers from all over the fifty states who are moving into our region and searching for the perfect home. In January 2012, Coldwell Banker Vanguard became the Official Real Estate Company and Preferred Relocation Provider for the Jacksonville Jaguars. This is a huge partnership as it unites our company with one of the most trusted and recognized organizations in Jacksonville. It also means the Jaguars logo is included in all our marketing materials. We also partnered with EverBank as our preferred lender. This means we have financial experts on-hand at each of our offices to respond to customer questions immediately.

• Coldwell Banker Previews Property Specialists participated in more than 20,000 transaction sides of homes priced at $1 million or more in 2013. • On average, Previews® handles $102.7 million in luxury home sales every day. • Previews® represents some of the world’s most exquisite properties, which currently includes 3 out of 5 of the priciest homes in the United States. • The most expensive home in U.S. history was listed by Coldwell Banker Previews International® for $150 million.

• trusted organizations &

financial experts

Official Real Estate Company Of The

Coldwell Banker Vanguard Realty’s Premier Marketing • Capturing the ride-by buyer & providing Enhanced mobile marketing

Over 62% of prospective buyers seek information about

housing by riding through neighborhoods. We take advantage of that ride-by traffic with prominent yard signs and a quick connect system so interested parties can get all the information about your home with a few clicks on their smart phone. By placing your agent’s direct phone number on the sign, it assures you that the person who knows your property best will be the one answering buyer’s questions.

Over 93%

• SHOWCASED on & PREMIUM placement on

of recent US home buyers say they used the Internet in their home search and one-third say they first saw their new home on a real estate search site. Those statistics made us decide to cover every channel out there! From enhanced showcase listings on and premium listings on to placement on dozens and dozens of other search sites...we work the web to get the buyers in your door. Plus, we have TWO designated YouTube channels giving buyers immediate access to view a video of your property.

• Dominating the internet with technology, compatible with all mobile devices We are the first national Real Estate brand to customize our site for mobile devices allowing for easy browsing. We are also the first to have listings on GPS and to offer apps that use GPS technology to search for recently sold homes, homes for sale, and user initiated searches. The more buyers we can interest, the better chance we have of finding one who will meet your price and terms. Coldwell Banker Vanguard Realty received the Cartus Platinum Recognition Award for its outstanding performance during the last year. Cartus is the premier provider of solutions assisting Corporations, Federal Agencies, the Military and Membership Organizations with job-related transfers and individually motivated moves. This means I have access to homebuyers moving to the area from around the world.

Dominating The Entire Market • Your home’s first showing is online, We will start with PROFESSIONAL photography

One of the most important steps in marketing your home may be taking photographs. I give your home a voice with professional photography detailing every area of your property. From entry to exit, loft to lanai, bed to’s all there for the prospective buyer to enjoy online.

Buyers are driven by technology and the desire to find things quickly and efficiently. As more and more home buyers turn to the Web, they aren’t just looking for snapshots of their future home. Consumers want the full effect – they want to feel as if they are actually walking through a home alongside a sales professional, even if it is only online.

• brand recognition & awareness Our team dozens will then upload of real estate premium photography to dozens of Real Estate search sites. This allows search sites consumers access to thousands of videos of your home’s listing, neighborhood features, local market conditions and trends, tips for homebuyers and much more. Exposure on Coldwell Banker OnLocation, our YouTube channel created in partnership with Google and YouTube, currently houses more than 50,000 videos and generates

traditional property marketing

over 2.5 million consumer views each year. We are the first to offer a lifestyle search. Our award winning website BlueScape, along with our consumer blog BlueMatter, are the first visually-driven real estate search platforms. Internet exposure is KEY these days to selling your home. I will make sure your home is seen all over the world. We are everywhere you want to be when you’re selling.

premium flyers & brochures and open house showings

Coldwell Banker Vanguard Realty employs a full-time marketing department that combines the newest technology with traditional property marketing methods. We produce direct mail postcards, premium property flyers & brochures, and deluxe emails ensuring that your property will receive maximum exposure to qualified prospects. I can also schedule an open house, granting prospective buyers an opportunity to view your home in person. The are so many resources available to you when you choose our team to help you sell your property. Let me show you how I can work for you.

A Commitment you can count on

I commit: ___ to provide you with quality customized services that meet all your Real Estate needs. ___ to work with you in a partnership to accomplish a timely and successful transaction. ___ to give you access to marketing and exposure through special programs will relieve the stress of selling your home. ___ to provide the caring and committed customer service experience that you deserve. Preferred Communication:

□ Home Phone □ Cell Phone □ Other______________

□ E-mail

□ Text Messaging

Best hours for communication

AM____________(Hours) PM____________(Hours)

Additional needs _______________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ ______________ Sales Partner (Please Print)

Client (Please Print)



Sales Partner Signature

Client Signature



Top 6 services I provide to you as your listing agent I don’t just promise my services, I guarantee them! This is a guarantee in writing that I will provide you all the services we’ve discussed. This exclusive Seller Services Guarantee is an assurance of my standards and practices. If you don’t feel I’ve done everything we’ve agreed on to help you sell your property, you can terminate the listing contract. It’s that simple! 1. Assist you in pricing your property

You want to get the highest possible price in the shortest time with the least amount of inconvenience. Accurate and competitive pricing is the key to reaching this objective. I will suggest a listing price range based on recent market data, current economic conditions and the condition and location of your home.

2. Suggest any necessary repairs

Buyers are becoming more and more particular, so it is definitely to your advantage to make sure your home shows well from the day it goes on the market. You don’t want to lose a prospective sale because the buyer was turned off even before entering!

3. Expose your property to a maximum number of buyers

Coldwell Banker Vanguard Realty markets all of our properties extensively and aggressively. We maintain good working relationships with our customers and fellow Realtors®, and make it a point to get the word out as soon as your property is listed.

4. Arrange showings and provide you with feedback from prospective buyers

I will always inform you of showings and provide you with immediate feedback, if given. If you are selling your primary residence, I will make appointments in advance so you are not caught off guard.

5. Present and negotiate offers on your behalf

Everyone is looking for a deal these days, so don’t be insulted if you are presented with what you consider to be a “low ball” offer. Rather, look at it as an opportunity to hammer out a mutually acceptable contract. Both parties want the same thing - a sale. It may take a little work and a lot of patience to find that common ground, but that’s why you have me. I will explain all the contingencies, help you remain objective and make informed decisions based on current trends, market data, and your particular needs.

6. Follow through on the contingencies all the way to closing

Agreeing on the price and terms is just the first step. I will stay in close communication with the Buyer’s Agent to make sure that the contingencies are being met in a timely manner. The mortgage loan must be applied for and granted within a certain time frame. Likewise, the home inspection must be done according to schedule and any necessary repairs made prior to closing. In addition, there may be contingencies that the seller’s home sells prior to closing, that you cooperate in a tax-free exchange, that permits be obtained for new construction or remodeling, or that a satisfactory lot evaluation be obtained on a building site, just to mention a few. I will work to eliminate any last minute surprises.

If your property is listed with a real estate broker, please disregard. It is not our intention to solicit the offerings of other real estate brokers. We are happy to work with them and cooperate fully. ©2014 Coldwell Banker Real Estate LLC. A Realogy Company. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each Office Is Independently Owned And Operated. Coldwell Banker, the Coldwell Banker Logo and “We Never Stop Moving” are registered service marks owned by Coldwell Banker Real Estate LLC.1 Wall Street Journal/LORE Top 400 Real Estate Professional List. 2 2010 Real Trends Top 500 report among brokers with greater than 500 closed sales. 3, Americas Top 5 Most Expensive Homes – May 13, 2010. 4 Data based on closed and recorded transaction sides of homes sold for $1 million or more as reported by affiliates in the U.S. Coldwell Banker® franchise system for the calendar year 2009. $USD.

Helping you find the right price! I know the formula for pricing successfully! 1. It is easier to come down then to go up.

There are two important issues to remember about price: 2. The market will tell us if the price is right!

If the asking price is:

Real estate agents agree that one of the keys to buying and selling a home revolves around 15% Over Market Value the price of a property. Sellers who price their homes too high are likely to turn away potential buyers, while individuals 10% Over Market Value who bid too low for a home may be hurting their chances. However, a recent Coldwell Banker survey of real estate professionals Fair Market Value demonstrates that more home sellers are coming to terms with the need to price 10% Under Market Value homes fairly. Ideally, you should price your home in the range of actual fair market value.

In addition, Real Estate agents agreed that more sellers said they would be open to making changes to their home to make the property more appealing to potential buyers. According to the survey results, a higher percentage of sellers are making the most common and effective changes to their homes to increase their chances of selling it.



of sellers are making small improvements to their homes, such as applying new paint and taking steps to remove clutter.


78% of Real Estate agents say sellers are taking strides to


of home sellers have purchased new furniture or decorations to liven up their homes.

remove personal and sentimental items from the home, another common piece of advice that adds to the home’s appeal.


10% of the Market

30% of the Market

60% of the Market

75% of the Market

Realtors like to show their buyers the newest properties on the market, which is why it’s important to list a home at the right price from day one. The first month of showings can be the most important. This can help homeowners avoid pricing a home too high or too low. While beautiful pictures and descriptions of a house may entice potential buyers, properties that are priced too high may quickly turn buyers away before they even see the home. Homes that are priced too low may have a similar impact, as buyers may perceive there is something wrong with the property. Remember, the Seller sets the price and the Buyer determines the value!

Taking Advantage Of The Selling Cycle Five Critical Elements Of A Sale 1. Asking Price. This is the number one factor in the sale of your home. Our sales and marketing programs provide exposure to a large segment of potential buyers. The actual market value is then determined by what a buyer is willing to pay and what the property appraises for. 1. Property Location. The second most important factor in the buyer’s mind is location. The proximity to area amenities and schools is typically a concern. Street traffic, proximity to expressways and public transportation are considerations. 1. Property Condition. Buyers look at the structural and mechanical integrity as well as the upkeep and cosmetic appeal of a property. Neutral dÊcor, including floor and wall coverings, appliances and fixtures offer the broadest appeal to potential buyers. 1. Market Condition. Interest rates, competition from other properties, the economy and consumer confidence all influence the sale of your home. We must respond to these conditions with the appropriate marketing and price considerations. 1. Contract Terms. The terms of a sale can make or break a contract. House sale contingencies, closing dates, and exclusions of accessories or fixtures should always be handled clearly up front in order to avoid any confusion that could affect a potential sale.

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904.455.4554 1401 Kingsley Ave | Orange Park, FL 32073


elite REALTOR®


Official Real Estate Company Of The

Seller Book  

Kate Miller's Seller book