SELLER’S GUIDE
Ourprovenprocess builtontrust, designedtosellyourmost meaningfulinvestment.
Everypropertytellsastory oftime,effort,andmomentsthatmatter.
Thank you for trusting Fredericksburg Realty to help you turn the page Whether it’s the home that built a family, the ranch that shaped a lifestyle, or the investment that fueled your future, we ’ re honored to guide you through this next chapter with care and expertise
1. YOUR INVESTMENT, OUR COMMITMENT
2. MARKETING STRATEGY & SELLING PROCESS
3. FROM OFFER TO CLOSING 4. SELLER RESOURCES 5. WORKING TOGETHER 6. CLIENT TESTIMONIALS
YourInvestment,Our Commitment.
65 YEARS OF COMBINED EXPERIENCE
Founded in 1965, Fredericksburg Realty has grown alongside the community it serves Family-owned and deeply connected to the land and people of the Hill Country, our firm blends the reliability of tradition with the innovation of modern real estate marketing Our agents don’t just sell property they understand it From historic homes and to expansive ranches and investment tracts, we know the nuances that make each sale unique
With more than $550 million in sales since 2017 and over 62,000 acres sold, our record speaks for itself What truly defines us, though, is the trust our clients place in us generation after generation
$550M IN COMBINED SALES SINCE 2017
62K ACRES SOLD SINCE 2018
BMeetCalebHail
Caleb Hail, a seasoned ranch and rural property expert, has been serving the Hill Country and Central Texas since 2012 With a degree in Agriculture and Applied Economics from Texas Tech, he brings sellers a sharp understanding of land value and market dynamics. Caleb’s deep roots in the region and commitment to service make him a trusted partner when it’s time to sell
edicatedTeam.
At Fredericksburg Realty, every agent is backed by skilled in-house marketing professionals photographers, writers, designers, and digital specialists each focused on ensuring your property receives maximum exposure
Beyond this support, our agents work closely together to assist one another, especially when it comes to showings and client needs. If your listing agent is unavailable, another trusted team member steps in, treating your property with the same care and commitment as if it were their own This culture of mutual trust and collaboration ensures you always receive consistent, attentive service throughout your selling journey.
MarketingStrategy& SellingProcess
OurApproach
Old Values New Ideas We believe that modern marketing should never replace personal connection Our approach blends traditional relationship-based service with the precision of data, design, and digital expertise
Every recommendation we make is built on trust and backed by research We’re not in the business of quick sales we’re in the business of achieving the right sale With clear communication, detailed preparation, and unmatched local knowledge, we protect your bottom line while elevating your property’s presence
SurroundSoundMarketing
Your Property Visible At Fredericksburg Realty, we deliver unrivaled exposure for every listing Our experienced in-house marketing team ensures your property stands out online and in print with professional photography, compelling copy, and a finely tuned digital strategy. Through our award-winning website, optimized SEO, and wide-reaching online syndication, your listing appears across leading real estate platforms and stays top of mind with targeted advertising and social media campaigns reaching buyers wherever they’re searching From launch to closing, our team orchestrates every detail, ensuring a seamless process and results you can trust
Eye-CatchingPhotography
We partner with top-tier photographers to capture not just the property, but the lifestyle it embodies Our aim is for our listings to resemble magazine spreads rather than standard MLS printouts These high-quality images are utilized in our advertising efforts and showcased on a 10-foot digital display in the lobby of our Main St office in Fredericksburg, which attracts over two million visitors annually offering significant exposure Depending on the property's unique characteristics, we may also incorporate exterior drone videography to highlight its distinct attributes across various marketing channels.
DigitalMarketing
FREDERICKSBURG REALTY WEBSITE
Our cutting-edge website, FredericksburgRealty.com, offers visitors an immersive experience with high-resolution photography, detailed property descriptions, and in-depth neighborhood insights. Buyers explore virtual tours, architectural guides, and market analytics, while engaging blog content connects them to design trends, local stories, and Hill Country lifestyle features creating an informed and motivated audience for your listing.
FREDERICKSBURG REALTY
APP
Our fully branded mobile app delivers a seamless, personalized experience for buyers and sellers alike Clients can browse listings, save favorites, leave notes, and communicate directly with their agent all in one place. Real-time updates, smart notifications, and curated searches keep them connected and informed at every stage of the process.
Di it lMarketing
DIRECT EMAIL MARKETING
Curated, data-driven email campaigns boost your property’s visibility among highly qualified buyer demographics. We send preview emails to local agents and brokers, highlight listings to our 3,000+ contacts in the Fredericksburg Realty database, and reach more than 15,000 Lands of Texas subscribers through targeted partnerships.
Sdigital advertising through d behavioral retargeting to reach hing for Texas Hill Country -driven campaigns ensure your front of qualified, motivated ore clicks, but better connections
DigitalMarketing
ONLINE REAL ESTATE MARKETPLACE
When your property is listed in the MLS, it is instantly syndicated to FredericksburgRealty.com, our custom FBG Realty App, and major real estate platforms like Zillow, Realtorcom, homescom, Trulia and many more ensuring your property reaches the widest audience of active buyers
SOCIAL MEDIA
Our active and growing presence across Instagram, Facebook, and LinkedIn connects your property to nearly 10,000 engaged followers. We use boosted posts, storytelling content, and shareable visuals to extend your property’s visibility far beyond our core audience reaching new buyers daily while maintaining a personal, local touch
PrintM
PROPERT BROCHU
Elegant, custom home’s most dis photography an tangible market long after a show
CUSTOM IN-HOUSE PUBLICATION
Your property is featured in Hill Country Home, our exclusive in-house magazine printed and distributed throughout Fredericksburg and the surrounding Hill Country This high-quality publication provides unmatched exposure to both residents and visitors including over two million annual tourists passing through our Main Street office
REGION MAGAZI
Select ranch targeted plac Fredericksbu Luxury Home thoughtfully profile and re with it.
PreparingYourProperty
IMPROVE & DEEP CLEAN
We’ll start by evaluating your home to identify both cosmetic and critical improvements Simple DIY fixes can make a big difference, while more serious issues may need professional attention to ensure your home is truly market-ready Help buyers envision your home as their own by clearing out clutter and thoroughly cleaning every room from baseboards to ceilings These early investments of time and effort often lead to faster, higher-value sales
SETTING THE RIGHT PRICE
We’ll conduct a detailed market analysis using recent sales data and local trends, carefully evaluating your property’s location, design, amenities, and current market conditions Pricing your home correctly from the start attracts serious buyers, builds momentum, and prevents unnecessary time on the market
A pre-sale inspection can also help you price with confidence and minimize surprises during escrow ensuring a smoother path from listing to closing
IMPORTANT PROPERTY FORMS & EXEMPTIONS
Before you list your home, please gather any paperwork related to tax exemptions, including the Homestead Exemption, Ag Exemption, Wildlife Exemption, or any 1-D-1 (Open-Space) status These documents not only show potential buyers the full tax picture but also protect you from misunderstandings after the sale
Failure to properly disclose or transfer these exemptions can cost the buyer thousands-and in some cases, may create legal or contractual issues Make sure your exemptions are up to date, and if you're unsure, I'll guide you on what to look for
PRE-SALE INSPECTION
We’ll also recommend a pre-sale inspection Strengthen your position A pre-sale home inspection is a professional evaluation done before listing to uncover any structural or mechanical issues a buyer’s inspector would likely find later Though optional and typically costing a few hundred dollars, it helps sellers address problems early, price their home accurately, and present it as well-maintained Being proactive builds buyer trust, reduces lastminute negotiations, and speeds up the sale by eliminating surprises that could delay or derail closing
MARKETING, LAUNCH, PROMOTE & SELL
Once your home is market-ready, our photographers capture it at its finest every detail, every angle, every bit of light The result is imagery that inspires connection, builds interest, and helps your property stand out online, in print, and in person
PRE-LISTING CHECKLIST
EXTERIOR INTERIOR
/ Paintfrontdoor
/ Repaintexterior(ifneeded)
/ Keeplawnneatandtrimmed
/ Removeoldyardfurniture
/ Weedgardenandpatios
/ Powerwashdrive
/ Cleanwindows
/ Cleangutters
/ Addplantsatentrance
/ Declutter
/ MoveexcessItemstostorage
/ Repair/fillholesInwalls
/ Paintwalls,ceilings,andtrim
/ Ensuredoorsdon’tsqueak
/ Repaintwithneutralcolors
/ Replaceorcleancarpets
/ Cleanclosets
/ Ensurealllightingworks
/ Cleanorreplacefixtures
/ Reducepetareasinhome
MarketingTimeline
P H O T O G R A P H Y
At this stage, our photography team captures magazine-quality images and video that bring your property to life Exceptional visuals are the foundation of every marketing piece showcasing your home at its best across print, digital, and social platforms
Our marketing team drafts a polished property description designed to tell your property’s story and connect with buyers Your property description is sent to you for review and approval before publication this step initiates all marketing efforts Once approved, our design and media teams produce digital and print marketing campaigns and materials to ensure a cohesive, high-impact presentation
When all marketing assets are completed, your listing is entered into the MLS and syndicated across major real estate platforms Around this time, your Fredericksburg Realty sign is installed (if applicable)
From there, we’ll personally reach out to top brokers in the area who have active buyers for your type of property, ensuring your listing stays top of mind with those most qualified and ready to make an offer
YourSellingJourney.
A Clear Path from Listing to Sold We make the process simple, transparent, and strategic From your first meeting to the final handshake, we guide you through every step with clarity and care.
CompleteListing Paperwork
Sign the listing agreement, disclosures, and gather any exemption documents for a smooth start
DevelopMarketing Strategy
Preparing YourProperty
Work with your agent to craft a custom Surround Sound Marketing plan tailored to your property
Declutter, stage, and make light updates our team will guide you through every detail to help your home shine
Photography& MediaCreation
Professional photographers and videographers capture your property’s best features, telling its story through imagery
Our design team produces custom brochures, digital ads, and email campaigns to showcase your property beautifully
MarketingCollateral Production
FromOfferto Closing
Offers&Negotiations
If you accept the offer and it’s unconditional, congratulations! If you accept the offer and it contained conditions, the buyer’s real estate professional will work with their clients to satisfy and waive conditions by the condition(s) expiry date
Every offer is reviewed carefully price, terms, contingencies, and timing We negotiate strategically to secure not just the best offer, but the right one for your goals Our experience ensures your interests are protected while maintaining a smooth and respectful process for all parties involved
ACCEPT
If you reject the offer, it’s up to the buyers to decide what they want to do next – they can submit a new Offer to Purchase or look elsewhere
REJECT
If you want to make a counter offer, discuss with your real estate professional the terms with which you were unhappy (price, possession date, inclusions, etc) Provide a counter offer with the terms you want
COUNTER
A multiple offer situation is when multiple buyers submit an Offer to Purchase on the same property, at the same time It’s your decision how to proceed in the event of multiple offers We will help you to understand your options, and to advise and guide you through this
MULTIPLE OFFERS
UnderContract
Guiding You to the Finish Line Once under contract, we help manage every moving part: inspections, repairs, appraisals, and deadlines You’ll stay informed every step of the way, with our team coordinating all communication between buyer, title company, and lenders
HOME INSPECTION
Before closing on a home, the prospective buyer will usually schedule an inspection with a professional home inspector They will identify issues with the house including structural or mechanical issues. The buyer then uses this info to negotiate with the seller to reduce the price or else carry out the repairs before closing
APPRAISAL
If the buyer is taking out a mortgage, they will need an independent appraiser to provide an estimate of the house they are purchasing The appraiser decides if the cost agreed is a fair price for the property
NEGOTIATIONS
When a buyer is negotiating a purchase, they will commonly request the seller to pay for any repairs discovered during the inspection This is why we recommend a pre-listing inspection, so you will have time to fix them or be aware of any issues in advance. If the appraisal comes in below the sale price, they may request you to reduce the price
FINAL WALK-THROUGH
The buyer will do a final walk through the home within 24 hours of closing They will check the property’s condition and make sure any repair work that the seller agreed to has been done
ClosingDay
Where Every Step Comes Together. The final signing happens at the title company, where funds are confirmed, and documents are executed You’ll hand over the keys and step into your next chapter knowing every detail was handled with care
WHAT TO BRING
/ Government-issued photo ID (x2)
/ House Keys
/ Garage Keys
/ Mailbox Keys
SELLER CLOSING COSTS
/ Prorated property taxes
/ Prorated HOA fees
/ Mortgage balance
/ Real Estate Agent commission
/ Attorney fees
/ Title fees
WHO WILL BE THERE
/ A title company representative
/ Your agent (Me)
/ The buyer
/ The buyer's agent
/ Your loan officer
/ Attorneys involved in the transaction
MovingForward
The Transition Made Simple. Our moving checklist simplifies what comes next utilities, address updates, and organizing your move And even after closing, our support doesn’t stop We’re always here as your trusted Hill Country resource
MOVING PREPARATION
/ Set a moving date and inform all relevant parties
/ Hire professional movers or plan for a DIY move
/ Create a moving binder to organize important documents
/ Sort belongings and declutter before packing
/ Hold a garage sale or use online platforms to sell unneeded items
/ Arrange for donation or disposal of unwanted belongings
/ Create a budget for moving expenses and plan accordingly
ADDRESS UPDATES
/ Notify the post office to forward mail to the new address
/ Update address with banks, credit card companies, & financial institutions
/ Inform utility companies to transfer or disconnect services
/ Update address with insurance providers and healthcare facilities
/ Notify local government and tax authorities of the address change
/ Update address with the Department of Motor Vehicles (DMV)
PACKING TIPS
/ Purchase packing supplies such as boxes, tape, and bubble wrap
/ Pack systematically and label boxes by content and destination room
/ Keep important documents and valuables in a secure place
/ Prepare an overnight bag with essentials for the first night in the new home
/ Create an "open first" box with essentials like toiletries and kitchen items
/ Coordinate with real estate agents for a smooth transition
/ Schedule final walkthroughs and key handovers as needed
/ Clean the current home thoroughly before moving out
/ Make necessary repairs to meet move-out requirements
CON’T
MOVING DAY
/ Disassemble furniture and pack it securely.
/ Double-check all rooms for forgotten items.
/ Confirm the moving company's schedule and logistics.
/ Be present during the moving process to oversee loading and unloading.
/ Keep important documents & essentials with you, not in the moving truck.
ARRIVING AT THE NEW HOME
/ Verify that all utilities are functional upon arrival
/ Inspect the condition of the new home and document any damages
/ Unpack room by room, starting with the "open first" box
/ Update DMV and driver's license with the new address
/ Check in with real estate agent to provide feedback and address concerns
IMPORTANT NOTES
SellerResources
SellerFAQ
HOW DO YOU GET PAID?
I only get paid when your home sells, and the commission comes from the proceeds at closing The seller typically covers the commission, which is then split between the buyer’s agent and me.
CANCOMMISSIONBENEGOTIATED?
Yes, it can While commission is standard, it’s not fixed We’ll discuss it upfront so you know exactly what’s included in the service I provide to get your home sold
HOWISTHEBUYER’SAGENTPAID?
The buyer’s agent is paid from the total commission the seller agrees to It’s offered through the MLS to ensure qualified buyers and their agents are drawn to your home
WHATSETSYOUAPARTFROMOTHERAGENTS?
Honesty comes first for me I’ll always give you the truth, even when it’s not the easiest answer I live, work, and raise my family right here in the Hill Country, so I understand this market on a personal level
When it comes to marketing, our team is all in From professional photography and targeted campaigns to inhouse design and print, we have the tools and experience to make your property stand out
I’ve built strong relationships across the real estate community, giving my clients valuable access to trusted professionals, early opportunities, and a smoother path from listing to sold I’m hands-on, fully invested, and committed to getting your home sold with integrity, hustle, and heart
WHOPAYSFORTHEMARKETING?
I Everything from professional photography, advertising, social media, to open houses I cover it all, because great presentation drives strong results
CANISELLAS-IS?
Yes But we’ll discuss what that might mean in terms of buyer interest and potential offers I’ll help you weigh your options
WHAT’STHEFIRSTSTEP?
We meet, walk through your home, and build a strategy from pricing and preparation to launching your listing
WHAT’STHEAVERAGETIMEITTAKESFORHOMESLIKEMINETOSELL?
It depends on the price, condition, and current market trends I’ll give you a realistic timeline based on up-to-date data specific to the Hill Country
HOWDOIKNOWWHATMYHOMEISWORTH?
I don’t guess I rely on real data I analyze comparable sales, property features, condition, and market trends to price your home strategically from the start My goal is simple: to price it right, sell it efficiently, and protect your bottom line with honesty and experience you can trust
WHAT IF MY HOME DOESN’T SELL?
That’s a fair question and while it’s not something we plan on, I understand why you’d want to ask
Here’s the truth: almost every home sells if it’s priced correctly, well-prepared, and supported by a solid marketing strategy That’s what me and my team bring to the table But if we hit the market and go a stretch with no interest or offers, we’ll need to have an honest conversation about what’s holding us back usually it comes down to price, presentation, or timing
When we first list, we agree on a pricing and marketing plan that’s based on real data not wishful thinking If we don’t get the traction we expect, and adjustments aren’t made when needed, it limits our ability to sell and puts your investment in marketing at risk I’m investing time and resources into selling your home, so if expectations become unrealistic or communication breaks down, that can affect our agreement
CAN I CANCEL THE LISTING AGREEMENT?
You can, but here’s how it works: our listing agreement is a mutual commitment If circumstances change or if you feel things aren’t working, just talk to me I want you to feel good about the process However, if significant marketing has already been done, or if the property wasn’t made reasonably available for showings or kept in presentable condition, there may be agency fees to cover those costs
Common reasons listing contracts are terminated early include:
/ Seller refuses to reduce price after extended market time with no results / Home is repeatedly unavailable for showings or not maintained in show-ready condition / Major undisclosed issues surface after listing (eg liens, repairs, property access)
/ Marketing efforts are undermined by unrealistic demands or poor communication
At the end of the day, I’m here to work with you not against you But I ask that we both commit to the plan we set If challenges come up, we’ll address them head-on, together That’s how homes sell and that’s how trust is built.
REALESTATETERMS
CMA (Comparative Market Analysis)
Helps set your listing price based on market data
OFFER PRICE
This is how much money the buyer is willing to pay for the home This can include fees and any other costs associated with buying a home (closing costs)
EARNEST MONEY DEPOSIT
This is a down payment that shows the buyer is serious about buying the property It’s usually around 1% of the offer price. This amount will be deducted from closing costs once a deal is finalized at the closing.
CONTINGENCIES
This is a purchase agreement specifying an action or requirement that must be met for the contract to become legally binding The fewer contingencies included in an offer, the better for the seller
ESCALATION CLAUSE
Allows a buyer to outbid competing offers automatically
EXECUTED CONTRACT
A fully signed agreement between buyer and seller.
Option Period (TX-specific) – A period allowing the buyer to terminate the contract for any reason
CLOSING COSTS
Usually closing costs fall under the buyers cost, but on occasion they will request the seller to pay a portion
LOAN TYPE
Sellers should be aware of the type of financing a potential buyer is using, as it can influence the speed and certainty of the sale A conventional loan is often considered favorable by sellers due to its reliability and fewer restrictions
LIEN
A legal claim on the property that must be resolved before ownership can transfer
TITLE COMMITMENT
A report issued by a title company showing legal ownership and existing claims.
ESCROW
Where money and paperwork are held during the transaction.
SETTLEMENT STATEMENT
(Closing Disclosure or HUD-1) An itemized statement showing all financial transactions between buyer and seller
PRORATIONS
Division of property-related costs (eg, taxes, HOA dues) between buyer and seller based on the closing date
TITLE INSURANCE
Guarantees buyer’s title protection (seller helps ensure clear title)
POSSESSION DATE
The date when the buyer officially takes possession of the property
WorkingTogether
HowWeWork,Together.
Selling your home is a partnership To keep things moving smoothly and avoid delays, I ask that you be completely transparent about your home especially when filling out the seller’s disclosure. If there are issues, we’ll deal with them, but I need to know about them upfront.
Also, please keep your home clean and show-ready Buyers may want to see it on short notice, and a tidy space really does make a big difference If you have pets, have a plan for showings and minimize fur or odors as much as possible Every little bit helps
If challenges come up, talk to me We’re a team, and communication is key
PATIENCE,TRUST,ANDPARTERNERSHIP
Some homes sell quickly, others take a little time Don’t get discouraged Stay patient and remember forcing a sale rarely brings the outcome you want
You’ll hear other agents with big promises and even bigger price tags, but I base my strategy on facts, not flash. I take pride in what I do, and I want what’s best for you. The grass isn’t always greener, and I’ve had many sellers return to me after those flashy promises didn’t work out.
This is more than just selling homes this is about people, reputation, and trust We’re in this together, and I’ll work tirelessly to make it a success
Caleb Hail very patiently and very diligently helped us find our Hill Country ranch We put many many miles on his poor truck! He's left his door open for us still -- any time we have questions or need advice, he's ready and willing to help. Caleb is the best.
Caleb Hail of Fredericksburg Realty was fantastic in helping us find the right ranch property He worked long and hard and left no stone unturned. Best realtor I’ve worked with in many transactions. He won’t rest until you find the property that suits you and has run all the necessary work through the system to close the deal
Caleb listened and took the time to understand what we were really looking for in a Hill Country ranch. Even better, he helped us get to a point where WE knew what we were looking for (which was way more difficult than I thought it would be). He was really and truly more concerned about helping us find the perfect property rather than making a quick commission I absolutely believe it because he demonstrated it
