E L C O M E
MEET KATHRYN
Client Focused. Results Driven.
With over a decade of experience, Kathryn Sharrock brings deep market knowledge, trusted negotiation skills, and a client-first approach to every transaction She’s played a key role in over $100 million in sales and is known for her honesty, loyalty, and dedication to delivering exceptional service. Whether it’s a first home or a Hill Country ranch, Kathryn ensures her clients feel confident every step of the way.
MULTIPLE OFFERSRESULTS
65 YEARS OF COMBINED EXPERIENCE
$550M IN COMBINED SALES SINCE 2017
$115M IN SALES VOLUME IN THE LAST 12 MONTHS
OU
Since 1965, Fredericksburg Realty has been known as the premier real estate brokerage firm in the Texas Hill Country. Over the years, we’ve helped families and investors discover the property of their dreams, from second homes to sprawling ranches and everything in between Clean country air Rolling green pastures Breathtaking golden sunsets. Discover what could be yours.
BEHIND-THE-SCENES TEAM
THE PROCESS
Once you list with Fredericksburg Realty, our in-house marketing team writers, photographers, designers, webmasters, and social/advertising specialists goes to work to maximize your property’s exposure.
We build a precision launch plan: eye-catching photography, compelling and accurate ad copy, listings across key real-estate platforms, polished brochures, targeted digital and social campaigns, and coordinated print placements all tailored to your property
We don’t “soft launch” The full process typically takes one to two weeks, because we won’t go live until every component meets our standards and yours. First impressions drive the strongest buyer response, so we make sure the first shot out of the gate is our best Your agent will guide you step-by-step so the experience is seamless and low-stress
COMPLETELISTING PAPERWORK DEVELOP MARKETING STRATEGY PREPARINGYOUR HOME
Sign agreements, disclosures, surveys, and gather exemption documents
MARKETING COLLATERAL
Brochures,ads,andsocial campaignsarecreatedbyour team
Work together to create the best marketing plan for your property
Declutter, clean, update, and stage to prepare for photos
Your home launches with our “surround sound” marketing approach to multiple listing platforms ONTHEMARKET
Buyers tour your home, and we provide you with updates and feedback after each showing SHOWINGS
PHOTOGRAPHY
Once updates are made, our photographer captures professional images of your home
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8 9
UNDERCONTRACT
Repairs and contract terms are completed
Buyer finalizes inspections, appraisal, and walkthrough
Sign documents, confirm funding, and hand over the keys to the new owners
NEGOTIATIONS
We review offers together and negotiate the best deal for your property
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Congratulations you’ve sold your property!
PHASES OF SELLING YOUR HOME
PRE-LISTING & MARKETING PREPARATION
Before your home hits the market, we finalize paperwork, review exemptions, and build a tailored marketing strategy. You’ll prepare your home through cleaning, staging, and updates Our photographer captures professional images, and our team designs brochures, ads, and campaigns to ensure your property is launch-ready
*Important Property Forms & Exemptions:
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 give buyers a clear tax picture and protect you from misunderstandings after the sale Missing or mishandled exemptions can cost the buyer thousands and in some cases, may create legal or contractual issues If you’re unsure what applies, we’ll guide you through verifying, disclosing, and transferring them properly
ACTIVE LISTING & SHOWINGS
Your home officially goes live with our coordinated 'surround sound' marketing launch, appearing across multiple platforms at once During this phase, buyers tour your home, and we’ll provide feedback and updates after each showing Weekly reports keep you fully informed on progress and activity
NEGOTIATIONS & UNDER CONTRACT
As offers come in, we’ll carefully review them together and negotiate the best terms for you not just on price, but also timing and contingencies Once an offer is accepted, your property is under contract From inspections to repairs to the appraisal, we guide you through each step and keep everything on track.
CLOSING & POST-CLOSING
The final stage includes the buyer’s walkthrough, signing closing documents, and confirming funding Once ownership transfers, you’ll hand over the keys. After closing, we continue our service with a personal thank-you, follow-up check-in, and resources for your next steps
MARKETING
How we get it done- The internet, social media and big data have changed the paradigm in real estate marketingWe collaborate closely with sellers to understand their property's unique features, enabling us to target our marketing efforts toward specific customer profiles
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PRE-LISTING
WewilllistyourpropertyonanMLSandvariousthird-party sitessuchasZillow,RealtorcomandTruliatoreachawide audience.
NETWORKING AND CONNECTIONS
With a strong local presence and a wide network, we can expose your house to a wide buying audience before it’s even on the market.
SHOWINGS
Showings give potential buyers and their agents a firsthand experience of the property. We’ll leverage our local expertise, strong online presence, and insider market knowledge to generate targeted interest and bring serious buyers through the door
ONLINE AND SOCIAL MEDIA
We will leverage social media platforms to promote the property and reach a broader audience Targeted advertising can reach potential buyers based on location and interests Your home will be featured in our buyers’ newsletter
PRE-SALE HOME INSPECTION
Setting the stage for a successful sale.
WHAT IS A PRE-SALE 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 carry out the repairs before closing.
WHY GET A PRE-SALE HOME INSPECTION?
A pre-sale home inspection is optional It may cost a few hundred dollars, but it will identify any issues a prospective buyer will likely find when they do their own inspection later in the process. By being a few steps ahead, you may be able to speed up the selling process and address repairs proactively. This can reduce negotiations and get you a better price for your home
HOME STAGING
Home staging enhances a property's appeal by strategically arranging furnishings and accessories to highlight its best features
Staging helps buyers visualize themselves living in the space, making it easier for them to connect emotionally with the property A well-staged home can accelerate the sales process and potentially increase market value We’ll assist with staging or bring in a professional as needed.
EYE CATCHING PHOTOGRAPHY
We work with top-tier photographers to capture not just the property but the lifestyle it represents. We love for our listing to look like the page of a magazine rather than a printout from the MLS We utilize these images in advertising and on four big screen TVs in the lobby of our office on Main St in Fredericksburg Fredericksburg gets more than two million visitors a year, so this walk by traffic is a big opportunity for exposure.
PRE-LISTING CHECKLIST
Helping you through the process of selling your home
Declutter, deep clean and schedule any repairs. Consider hiring a professional cleaner to save time A clean and minimal appearance can help buyers imagine the house as their own Follow our check list of tips and things to do to prepare in advance of getting a professional photographer in.
EXTERIOR INTERIOR
Paint front door
Repaint exterior (if needed)
Keep lawn neat and trimmed
Remove old yard furniture
Weed garden and patios
Power wash drive
Clean windows
Clean gutters
Add plants at entrance
Declutter
Move excess items to storage
Repair/fill holes in walls
Paint walls, ceilings and trims
Ensure doors don't squeak
Repaint with neutral colours
Replace or clean carpets
Clean closets
Ensure all lighting works
Clean or replace fixtures
Reduce pet areas in home
SELLING
We've received an offer, or multiple offers; now what?
ACCEPT
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
REJECT COUNTER
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
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
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.
PRE-CLOSING
CLOSING DAY CHECKLIST
will likely be held at the office of the title attorney, or lender Once all the papers are nd the mortgage is funded, you will have officially sold your home
O BRING
ment-issued photo ID (x2)
Keys
Keys Keys
CLOSING COSTS
ge balance
tate Agent commission
y fees
s
d property taxes
d HOA fees
ILL BE THERE
ompany representative ent (Me)
yer
yer's agent an officer
ys involved in the transaction
MOVING CHECKLIST
MOVINGPREPARATION
Setamovingdateandinformallrelevantparties
HireprofessionalmoversorplanforaDIYmove.
Createamovingbindertoorganizeimportantdocuments
Sortbelongingsanddeclutterbeforepacking
Holdagaragesaleoruseonlineplatformstosellunneededitems
Arrangefordonationordisposalofunwantedbelongings.
Createabudgetformovingexpensesandplanaccordingly
ADDRESSUPDATES
Notifythepostofficetoforwardmailtothenewaddress
Updateaddresswithbanks,creditcardcompanies,&financialinstitutions.
Informutilitycompaniestotransferordisconnectservices
Updateaddresswithinsuranceprovidersandhealthcarefacilities
Notifylocalgovernmentandtaxauthoritiesoftheaddresschange
UpdateaddresswiththeDepartmentofMotorVehicles(DMV)
PACKINGTIPS
Purchasepackingsuppliessuchasboxes,tape,andbubblewrap. Packsystematicallyandlabelboxesbycontentanddestinationroom. Keepimportantdocumentsandvaluablesinasecureplace
Prepareanovernightbagwithessentialsforthefirstnightinthenewhome
Createan"openfirst"boxwithessentialsliketoiletriesandkitchenitems
Coordinatewithrealestateagentsforasmoothtransition
Schedulefinalwalkthroughsandkeyhandoversasneeded
Cleanthecurrenthomethoroughlybeforemovingout
Makenecessaryrepairstomeetmove-outrequirements
MOVING CHECKLIST
MOVINGDAY
Disassemblefurnitureandpackitsecurely
Double-checkallroomsforforgottenitems
Confirmthemovingcompany'sscheduleandlogistics. Bepresentduringthemovingprocesstooverseeloadingandunloading
Keepimportantdocuments&essentialswithyou,notinthemovingtruck.
ARRIVINGATTHENEWHOME
Verifythatallutilitiesarefunctionaluponarrival Inspecttheconditionofthenewhomeanddocumentanydamages Unpackroombyroom,startingwiththe"openfirst"box. UpdateDMVanddriver'slicensewiththenewaddress
Checkinwithrealestateagenttoprovidefeedbackandaddressconcerns
IMPORTANTNOTES
OFFER & CLOSING TERMS
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
My wife and I have gone through many real estate transactions through Justin Cop He's very knowledgeable and honest. He will shoot you straight and lead you in the right direction every time. And his team is wonderful as well, they are all very helpful. We love working with the team at Fredericksburg Realty
SELLER FAQ
Real Questions, Real Answers – Straight From Your Agent
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
CAN COMMISSION BE NEGOTIATED?
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.
HOW IS THE BUYER’S AGENT PAID?
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
WHAT SETS YOU APART FROM OTHER AGENTS?
I’m local I live here, raise my family here, work here, and know the Hill Country inside and out. I’m honest to a fault, and I’ll always tell you the truth, even when it’s not the easiest answer
When it comes to marketing, I’m all in From high-quality photography to targeted campaigns, in-house printing, and more I have the tools and resources to push your listing hard If something can help get us to the finish line, I’ll make it happen.
Every couple of years, I build and sell my own personal homes, which keeps me closely connected to real construction costs, market shifts, and the upkeep involved in both single-family and ranch properties I understand what buyers want and what makes a home move in this market
I’ve also built strong relationships within the real estate community That trust gives me access to valuable insights and exclusive off-market opportunities, which have proven highly successful for my clients
And finally, I don’t just put a sign in the yard I’ve got a trusted team handypeople, cleaners, stagers ready to help us get your home market-ready. I’m hands-on, fully invested, and committed to getting your home sold with care, hustle, and heart
SELLER FAQ
Real Questions, Real Answers – Straight From Your Agent
WHO PAYS FOR THE MARKETING?
I do Everything from professional photography, advertising, social media, to open houses I cover it all, because great presentation drives strong results
CAN I SELL AS-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’S THE FIRST STEP?
We meet, walk through your home, and build a strategy from pricing and preparation to launching your listing
WHAT’S THE AVERAGE TIME IT TAKES FOR HOMES LIKE MINE TO SELL?
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
HOW DO I KNOW WHAT MY HOME IS WORTH?
That’s a big question and one I take seriously I don’t guess I analyze recent comparable sales, price per square foot, lot size, unique features, and upgrades. We also factor in your home’s condition, setting, and market trends especially here in the Hill Country
Pricing it right from the start is crucial Too high and we risk sitting; too low and we leave money behind I’ll walk you through the data so we price smartly and confidently
And I’ll always be honest even if the number isn’t what you hoped Some agents tell you what you want to hear I’ll tell you what the market says, backed by experience and real numbers My goal is to price wisely, sell efficiently, and protect your bottom line
SELLER FAQ
Real Questions, Real Answers – Straight From Your Agent
WHATIFMYHOMEDOESN’TSELL?
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 I 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.
CANICANCELTHELISTINGAGREEMENT?
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.
WHAT I ASK FROM YOU
To give you the best outcome
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.
Fredericksburg Realty is fantastic Justin Cop has handled several of my homes and a large ranch The graphics and ads are unbelievable I’m a former Realtor, so I recognize an amazing negotiation when I see one. Highly recommend!
