Listing Guide
GREGG HOME GROUP
WhoWeAre
Our team of highly-seasoned real estate professionals is dedicated to providing exceptional, personalized service for all of our clients. We take great pride in the relationships we build and always work relentlessly on the client’s behalf to help them achieve their real estate goals.
Our teams’ dedication to our clients and hard work make all the difference. Whether our clients are interested in buying or selling a property, looking for an investment property, or simply looking for information; we make sure they are well informed and comfortable throughout the entire real estate process. Throughout your real estate journey, our teams’ attention to detail and constant communication makes the experience enjoyable, educational, and stress-free.
Our Philosophy
Our philosophy is simple: our clients come first! We have a simple belief; if you are not left with an amazing experience, we haven’t done our job.
Our goal at Gregg Home Group is to develop long-term client relationships by providing exceptional service that drives unparalleled customer satisfaction!"
MEET YOUR TEAM
ELISE GREGG
REALTOR®
| TEAM LEAD
253-576-1992
Elise's enthusiastic & positive demeanor make her a pleasure to work with! Being a Top-Producing Realtor in the greater Seattle & Tacoma areas, Not only does Elise take the time to learn the area demographics, local points of interest, school district rankings, and develop a top-notch plan with all the highlights available to sell your home at the best price possible; she takes the time to know YOU and really cares about her clients! Elise’s work ethic, commitment, attention to detail, and passion for helping others make her the best choice for any prospective s
MARILYN GREGG
REALTOR® | PARTNER AGENT
253-222-7784
Marilyn is our superstar for both business and client relations! Providing our buyer's and seller's with the best service possible is her #1 priority. Her natural ability to keep you laughing while remaining professional, is truly a key factor in our team's success. Marilyn is a mother of 3 girls, a grandmother and a wife. If she is not working, she’s making memories with her family. Marilyn has been very involved in the community of Buckley where she resides. Marilyn is the epitome of a seasoned real estate broker and is a huge asset to our team..
DANNY OROSCO
REALTOR® | PARTNER AGENT
253-359-5849
Danny has always been a passionate leader, highly adept at helping others develop their potential, and through Real Estate, he can continue to serve. As a Realtor, his first priority is to help his clients successfully navigate the fast-paced market to achieve the best outcome in every transaction, and he strives to ensure that the buying or selling process is as smooth as possible. His clients can count on him to strategically advocate on their behalf and responsively listen to their concerns any time of day. Danny enjoys spending time with family and friends and can often be found volunteering, coaching, and mentoring young athletes through youth sports.
TRANSACTION TEAM
Gregg Home Group is dedicated to cultivating relationships and providing excellent communication to our clients. Our transaction team is committed to keeping our clients up to date, providing immediate answers and keeping you informed throughout the real estate transaction
Having a transaction team reality available allows our clients quicker and more comprehensive answers to their questions; improving our customer satisfaction, referrals and repeat business.
TERESA GRACE LIM TRANSACTION COORDINATOR
Teresa oversees all aspects of the buying & selling process. She offers assistance with scheduling and property questions; her main goal is to provide a pleasant and seamless transaction experience. Teresa's focus is on the "client experience" and ours being far to none! We are all about building long-term friendships with our clients.!
MAFFI JOY B. TERUEL DIRECTOR OF MARKETING | MARKETING SPECIALIST
With her extensive background in customer service, marketing adverstising. Maffi implements our unique and guaranteed ma plan, so we’re always confident we'll get your home sold quickl the most money!
WHAT SETS US APART
At the Gregg Home Group it is important to us that your real estate journey is always enjoyable, educational, and stress-free. We always want to ensure that you know what to expect, and pride ourselves on providing exceptional service along the way!
#1
We are a top-producing real estate team.
Our client's always come first. We were recognized in 2019 as a Best of Zillow Premier Agent.
We provide constant communication in the method that's best for you.
We will give professional recommendations, followed with trusted referrals.
We plan ahead to ensure you have the most successful "Listing Launch."
We leverage social media to gain the most exposure for your home. Staging consultations and services are always provided. We use high-end photo & video marketing.
LISTING STATS
The statistics below are derived from information based on listings that have been sold by Elise Gregg and her team between 2015-2021, but may not be inclusive of all of the business that has been conducted by the Gregg Home Group and/or their team members
CLIENT REVIEWS
★★★★★
Highly Likely to Recommend
"We've used Elise to purchase two homes now and sell one of them She immediately went to work as soon as we contacted her and when we found a home we loved within the very first weekend she did not hesitate to get the paperwork started on buying the home and selling our current one. She was amazing at letting us know step by step what we needed to get done with our house so that we could sell it quickly! When she posted it for sale on a Friday I was SHOCKED at the amount of people that came to the open house the very next day. Her advertising is fantastic! Even after all the paperwork was finished and both houses were closed on she has stayed completely available to us for any questions, concerns, or advice. I would HIGHLY recommend Elise and her team to anyone looking to buy or sell a home!!"
- Caitlin Repp
Elise and her team delivered top-notch marketing materials and engaged multiple media channels to sell our rural WA home much quicker than we ever anticipated. They worked hard and diligently to close a complex transaction, including selling another property in record time to fulfill a contingent offer at a terrific price that exceeded our expectations Our closing was quite challenging, having nothing to do with the agents, but Elise and Meghan pulled out all the stops to make the transaction successful, and we are happily ensconced in our new home as a result They bring positive energy to the hard process of selling a home, strategic insight and execution, and maturity beyond their years Let them help you stage and prepare your home for the market, you will not be disappointed
- Stephen Leanos
Elise & Marilyn are a dream team! When we fell in love with our very first home, we knew whom to call and have never seen a deal go from close to handover of keys SO fast. 6 months on, and they continue to be amazing. We had a few questions for our sellers regarding past construction, and they were able to facilitate everything we needed in a few short hours. They are a joy to work with, and the whole process has been so much fun for us, thanks to a professional and effortless team. Thank you both again!!!
-Matt & Laura
Dear Homeowner,
A comparative market analysis has been completed for your home, which was compiled using several factors such as the number of bedrooms, bathroom count, square footage of the property, the lot size of comparable homes in your area, and your overall neighborhood. In this report we have included a suggested list price range, which is being provided sight-unseen.
Preparing an evaluation solely from the information provided through online records has some inherent limitations. Particularly, the fact that we haven't had the opportunity to walk through your home to take note of the unique details and possible upgrades.
Like other estimates, this is not a formal appraisal or substitute for the in-person expertise of a Realtor®, as there are many factors that influence a home’s "true value". Some of these items include property condition, the overall floor plan, superior building materials, etc. The value for these items can be determined by a brief personal visit, which is a FREE service that our team provides and will be conducted with no-obligation to you!
We Thank you for your Consideration in Partnering with our Team!
-Gregg Home Group
MARKET VALUE
MARKET ANALYSIS EXPLANATION
A Comparative Market Analysis (CMA) has been prepared for you by analyzing homes similar to yours. The aim of this market analysis is to achieve the maximum selling price for your home while being able to sell your home within a relatively short period of time.
THE MARKET ANALYSIS IS DIVIDED INTO 3-4 CATEGORIES:
Comparable Homes that are Currently for Sale
Comparable Homes that Recently Sold
Comparable Homes that are Currently Under Contract (pending)
Comparable Homes that Failed to Sell (cancelled or expired)
THE MARKET VALUE OF YOUR HOME IS NOT:
What you heard your neighbors home sold for. What the tax assessor says your home is worth. How much your home is insured for. The "Zestimate" or other online evaluation.
THE TRUE MARKET VALUE OF YOUR HOME IS:
Based on today's market.
Based on today's competition.
Based on the location.
Determined by today's financing options.
Determined by today's economic conditions.
Determined by the perception of the condition of the property.
IMPORTANT NOTES
Evaluating similar homes that are currently listed for sale helps us to assess the alternative options that a serious buyer has to choose from. We can also be sure that we are not underpricing your home Evaluating similar homes that were sold in the past few months provides us with a clear picture of how the market has valued homes that are comparable to yours. Evaluating similar homes that are currently are under contract gives us a better idea about what types of homes are currently "in demand".Evaluating similar homes that failed to sell will enable us to avoid pricing at a level that will not attract buyers.
CMA VS APPRAISAL
COMPARATIVE MARKET ANALYSIS
Establishing a home’s market value is equally important to buyers, sellers, lenders and real estate professionals so that transactions can proceed quickly and efficiently. A real estate professional may prepare a comparative or comprehensive market analysis (CMA) for their sellers to help them choose a listing price. The CMA includes recently sold homes and homes for sale in the seller’s neighborhood that are most similar to the seller’s home in appearance, features, and general price range.
Once the home is listed on the open market, a buyer makes an offer, usually based in part on a CMA the buyer’s agent has prepared. CMA's can help buyers better understand the local market as well as sellers. If the buyer is receiving financing through a bank, the bank will order an appraisal. Unlike the CMA, a bank appraisal is a professional determination of a home’s value. It’s performed by a licensed appraiser, using guidelines established by the Federal Housing Finance Agency, which regulates federal housing loan guarantors such as FHA, VA and housing loan purchasers Fannie Mae and Freddie Mac.
APPRAISAL
An appraisal is a comprehensive look at a home’s location, condition, and eligibility for federal guarantees. For example, a home that doesn’t meet safety requirements such as handrails on steps will not be eligible for FHA or VA loans until the handrail is installed or repaired. Appraisers use the same data in their market research to find comparable homes as REALTORS® do. They are also members of the MLS, but they also have additional guidelines from the bank to follow that minimize risk to the bank.
They may take off value for slow-moving markets, or markets with high rates of foreclosures. If prices are falling, the appraiser takes the number of days a home has been on the market far more conservatively.
When the appraisal is finished, the bank makes the decision to fund the loan, or it may require the seller to fix certain items and show proof that the repairs have been made before letting the loan proceed. If the loan doesn’t meet lending guidelines, the bank will decline the loan. Despite stricter lending and appraisal standards, most buyers’ loan applications go through to closing – nearly 85 percent. One reason for that is that real estate agents are preparing CMAs that are better tuned to lending standards, for sellers and buyers to better understand not only what the market is doing, but how much lenders are willing to finance.
PRICING TO SELL
INCREASED BUYER INTEREST
A high-level of interest is generated from a home that has just been listed. This interest dramatically reduces the longer the property sits on the market. Pricing your home correctly from the beginning will not only bring the greatest amount of buyers, but it has the potential to "driveup" the offer amounts.
HOW "MARKET VALUE" AFFECTS THE LIST PRICE
The graph below illustrates how we use market value to determine the list price. As you move above the market value, you attract a much smaller percentage of prospective buyers. Conversely, as you move below the market value, you attract a much larger percentage of potential buyers.
PROSPECTIVE BUYERS
LIST PRICE DETERMINATION
Although the CMA is used to help determine current market value, it does not establish the actual list price. In fact, the CMA is merely a guide to understand what’s happening in your local market. This will ensure that we have a better understanding of where your home fits in terms of price range, location, features, and condition so that we can finalize a list price together.
THE COMMISSION
REAL ESTATE FIRMS & THEIR BROKERS
When signing a Listing Agreement, you are agreeing to be represented by the Real Estate Firm. In turn, that firm has authorized your Real Estate Broker to render services on their behalf. Additionally, you are agreeing to pay a cooperating agent a portion of the agreed upon commission, shall they represent a buyer in the purchase of your home.
Nearly 9 out of 10 real estate brokers are commission based, meaning they are only paid when a transaction closes. From these commissions, they are required to pay a "split" to their office/firm.
DISTRIBUTION
Once the home is listed on the Multiple Listing Service (MLS), the agreed upon shared commission amount will be displayed for the cooperating agents to view. All commissions are negotiable, but it is important to remember that commissions may serve as an incentive to show your home to potential buyer's.
To simplify how commissions are routed, the real estate industry customarily has all commissions paid out of the seller's proceeds at closing. From these commissions, your real estate broker may or may not recoup all of their upfront listing expenses.
MARKETING ACTION PLAN
WHAT WE'LL DO TO GET YOUR HOME SOLD
The first step in marketing your home to get it sold is pricing it right. That’s why we spend time on the front end completing a comparative market analysis, reviewing that information with you, and then coming up with a competitive price to get your home sold for the most money in the least amount of time.
THE SIGN IN YOUR YARD
Our custom signs give potential buyer's quick access to information on your home with just a simple text to 59559.
FLYERS & BROCHURES
We will design professional, quality flyers and/or brochures to highlight the key features and benefits of your home.
PHOTOGRAPHY & VIDEO
Professional photos, drone photography, and/or virtual tours/videos will be uploaded to several sites for buyers across the world to see.
INTERNET ADVERTISING
A web page will be created for your listing on the Gregg Home Group website with your property & community information, and your listing will be syndicated to all allowable public real estate websites.
SOCIAL MEDIA & ADS
We will utilize paid advertising on Facebook, Instagram, Craigslist, etc. to market the new listing and the open house weekend.
BENEFITS OF A TEAM
Many of our listings are sold to buyers who are working with our team. Our dedicated Real Estate Specialists will familiarize themselves with the features and benefits of your home and provide our client's with the highlights, along with the opportunity to view the home immediately.
MULTIPLE LISTING SERVICE
Your property will be promoted through the Northwest Multiple Listing Service to over 15,000 Realtors in our area.
SPECIALTY PROPERTIES
We know that each property is unique, but when it comes to waterfront, equestrian properties, or even homes located on an air-strip, we know that these homes require a bit more exposure. We'll ensure that your property is listed on the sites most appropriate for getting your home in front of those most likely to buy.
MARKETING ACTION PLAN
We're determined to get your home sold quickly and for more $$$, which is why we've developed an extensive and proven marketing plan for your listing!
WE'LL MAKE YOUR LISTING POP!
PROFESSIONAL PHOTOS
WE'LL USE INNOVATIVE INTERNET MARKETING
STAGING IS ESSENTIAL
Real estate staging is the art of highlighting a property's features and minimizing any potential buyer concerns from a visual perspective. Staging a property provides buyers with the opportunity to truly visualize how the home will fit with their lifestyle. Staging also assists with the overall presentation of the property, as homes that are staged are more commonly viewed as "well-maintained" and "move-in ready".
After Before Before After
KW LUXURY
As a proud member of KW Luxury International, we're about more than just real estate. In our experience, a home isn't a dream home because of its room dimensions. It's about how you feel when you walk through the front door and the way you can instantly envision your life unfolding there.
KW Luxury International is an exclusive, elite and sophisticated group of real estate consultants who absolutely raise the bar for service in the upper-tier home market. And as part of the Keller Williams Realty, Inc. family, our consultants have a powerful network of associates to help you sell or find your next home. Keller Williams Realty is currently the world's largest real estate franchise by agent count.
UNMATCHED KNOWLEDGE
Powerful curriculum through the Institute of Luxury Home Marketing and Keller Williams University keeps our consultants ahead of trends, tools and advancements in the real estate industry.
POWERFUL TECHNOLOGY AND MARKETING
Our leading-edge technology solutions accelerate efficiency and productivity, including every tool to help connect buyers and sellers as quickly as possible. No matter which side of the transaction you're on, the process will be smoother and faster.
TRACK RECORD OF SUCCESS
Our KW Luxury Consultants must meet certain qualifications to join our network – and each of them has a proven track record of delivering unparalleled service to their clients.
EXCLUSIVE. GLOBAL. TRUSTED.
When you choose us to represent you, you will receive the unparalleled service you deserve.
MARKETING ACTION PLAN
YOUR HOME
WARRANTY INCLUDED
THE SELLER'S HOME WARRANTY
At the Gregg Home Group we want to ensure that our clients are always taken care of, which is why we provide a Comprehensive 1-Year Home Warranty beginning the moment your home is listed. This not only allows us to provide you with protection against costly repairs while the home is listed for sale, but also provides a valuable incentive to attract more potential buyers!
HEATING SYSTEMS WATER HEATERS
PLUMBING SYSTEMS AIR CONDITIONING
ELECTRICAL SYSTEMS OVEN/ RANGE DISHWASHER BUILT-IN MICROWAVE
Coverage details can be reviewed in the home warranty pamphlet provided.
LISTING TIMELINE
LISTING LAUNCH
PROPERTY STAGING
Staging is scheduled for the week prior to photos. In some cases, staging may take place on the weekend prior to "Going Live."
PROFESSIONAL PHOTOS & VIDEO
We like to have the listing photos scheduled for the Monday prior to the "Go Live" date to allow the photographer time for editing.
GOING "LIVE"
We typically like all of our listings to go active on the market on a Wednesday or Thursday to allow time to market the Open House Weekend.
OFFER REVIEW DATE
Your offer review date will be scheduled for Tuesday or Wednesday, following the Open House Weekend.
SAMPLE LISTING LAUNCH TIMELINE
COMMUNICATION IS KEY
Consistent communication is essential to a successful transaction!
THE TRANSACTION TIMELINE
Prior to listing you will be provided access to a shared online timeline, which will keep you updated on all of the important milestones for listing and selling your home. All pertinent transaction dates can be confirmed/verified on this timeline.
MONDAY UPDATES
We will send you a "Monday Update" the weekend after going "live," which will provide you with open house updates, showing feedback, and any available marketing statistics.
PREFERRED METHOD
You can always reach someone from our team by email, phone, or text. We will communicate with you in the manner that best meets your needs!
SHOWING APPOINTMENTS
Showing Time allows other agents to request appointments through you directly. After their appointment, any feedback they provide (good or bad) will be delivered to you via email.
PREPARING FOR LISTING
Buyers want to fulfill a wish list, NOT a to-do list. If they notice multiple fix-up projects while walking through your house, they’ll turn away faster than you can say “water damage!” You want to present buyers with a complete package that is "move-in-ready" - a home they can be comfortable and happy in! Prior to listings, here are some things you can do to achieve this.
MOVE-IN-READY
Complete all cosmetic and extensive repairs.
If you have a lot of knick-knacks or collections, consider renting a storage unit.
DEPERSONALIZING
Remove all personal and family photos.
Remove all memorabilia.
Pre-pack books and music.
Remove any items that could be potentially offensive.
Store away and/or organize children’s toys, games & books.
PRE-PACKING & DE-CLUTTERING
Clean out the garage and attic.
Figurines, china, and other breakables should be safely packed away in the garage or storage. Keep, donate, throw away. Sort unwanted belongings into one of these three categories. Pre-pack items that are not used regularly.
Organize and remove unnecessary items from the countertops.
REMOVE TEMPTATIONS
Take valuable jewelry and collectibles to a safety deposit box, or store them in a secure location.
Secure your prescription medicine and private financial documents.
CURB APPEAL
Maintain the front, back, and side yard.
Place flowers or winter arrangements on your front porch and/or in front of the garage. Remove all festive lights and decorations.
Keep your front porch clean and free from debris.
PICTURE PERFECT
The majority of home buyers start their search online, so it is important to make the first impression count! Follow these tips to prepare your home for the best real estate photos possible.
GENERAL
Thoroughly clean whole house (vacuum carpet, mop hard floors, clean countertops, clean windows).
Turn all overhead lights and lamps ON.
Replace all burned out light bulbs.
Use bulbs of the same temperature (ALL incandescent or ALL compact fluorescent).
Turn all ceiling fans OFF.
Turn all TVs OFF.
Turn all computer screens OFF.
Open blinds/window treatments to let in outside light.
Make all beds.
Place all shoes/jackets in closets.
KITCHEN
Clear countertops completely (no knife blocks, baking supplies, mail, etc.)
Leave out max of one small appliance (ex. coffee maker).
Clear refrigerator of magnets, papers, photos, etc.
Hide garbage cans in pantry or closet.
Remove dishes from sink, place in dishwasher.
DINING ROOM / TABLE
Clear table, dust and polish the top.
Straighten all chairs and space them evenly.
Remove child seats/booster chairs.
LIVING / FAMILY ROOM
Remove stacks of magazines, papers, mail, etc.
De-clutter fireplace mantel/hearth.
Clean interior of fireplace and re-paint if needed.
Fluff and arrange furniture pillows.
Remove kid's toys.
PICTURE PERFECT
BEDROOMS
Clear nightstands of all personal items.
Store away phone/tablet charging cables.
Remove all clutter from top of dressers.
Clean underneath the bed(s), removing items that may show in the photos.
Remove personalized names from walls.
Remove wall stickers/posters.
Remove diaper genies.
BATHROOMS
Clear countertops completely. No soap, toothbrushes, medications, deodorant, etc.
Put toilet seats down.
Close closet doors.
Remove shampoo, soap, loofahs, etc. from showers and tubs.
Remove dirty towels - leave out only new, unused towels.
PETS
Place food and water bowls in pantry or closet.
Place pet beds/toys in pantry or closet.
Use lint roller on furniture to remove pet hair.
Contain pets in hidden crate or take them with you.
Clear backyard of pet waste/toys.
EXTERIOR
Close garage doors.
Remove cars from driveway and front of home.
Clean up landscaping (mow, trim shrubs, clear leaves).
Clean the porch.Tidy up outdoor tables/chairs/cushions. Pillows/cushions should be fresh, not faded.
Remove empty planters.
Use broom to remove cobwebs from eaves and door frames.
Remove visible water hoses.
Remove toys, sports balls, basketball goals, soccer goals, etc.
Clean the pool. Remove pool vacuum/hose.
Hide cleaning supplies.
Turn on pool fountains/water features.
Remove/hide trash cans.
PHOTOSHOOTCHECKLIST
HOMEPREPARATIONCHECKLISTONPICTUREDAY
The photographs of your home are the most important part of making a great first impression. Completing this checklist before the photographer arrives makes the process go fast and smooth. Please use this checklist to help you prepare your home for that crucial first impression.
Turnonalllampsandoverheadlightinginthehome.
Replaceallmissingorburntoutlightbulbs.
Raiseallblindstothemidwaypointofthewindows Hideallremotecontrols.
Movecordsoutofsite.(lamp.extension,computer.etc.)
Stopallceilingfans.
Removeallitemsoutoftheshower&bath.Removepersonalitemsfromthebathroom countertops.
Closethelidstoalltoilets.
Clearallitemsoffbedsidetables.
Avoidhidingitemsunderthebeds.Theywillbeseeninthephotograph.
BesureyourPetsarecontainedinanareaofthehousethatwillnotbephotographed
Removeanysignsthatyouhavepets.(crates.foodandwaterbowls,litterbox.etc.)
Removealldishesfromthesink.
Removeallappliances&anyclutterfromkitchencounters.
Removeallmagnets&itemsoffthesurfaceoftherefrigerator.
Moveanycarsthatareinthedrivewaydownthestreetorinthegarage
Moveoutsidetrashcansandhosestothegarageorattheendofthedrive,nearthestreet.
MoveBBQgrillintothegarage.
Cutthegrassandspruceuplandscaping
LISTING ACTION PLAN
PRIOR TO LISTING
We will have a title review completed to review any claims, defects, and other rights or burdens there may be on the property.
Elise will conduct a thorough walk-through with you to discuss the best strategy for preparing your home for listing.
Light and/or full property staging will be completed based on your discussion at your walkthrough.
We will coordinate a professional photoshoot that may include aerial photos, video walkthrough, and/or an extensive virtual tour.
Market trends will continuously be monitored prior to listing to ensure that your home is listed at the appropriate price.
Prior to "going live," we will create all print and digital marketing materials.
WITHIN 24 HOURS OF "GOING LIVE"
We will bring shoe covers to the property.
A lock box will be installed to allow access and tracking for all showing activities on your home. Flyers and signage will be placed.
Your listing will be syndicated to all real estate websites to allow for maximum exposure. A Facebook photo album will be created for your listing and your video walk-through will be uploaded so they can be shared.
We will create social media "buzz" with targeted ads on Facebook & Instagram.
An e-flyer of your listing will be sent to other NWMLS brokers.
WHILE YOUR HOME IS ON THE MARKET
The following are subject to change durning Covid-19
Door knocking activities will be conducted near your home.
Open house(s) will be held by a member from our team and/or another broker from our office. Open house(s) will be marketed on Facebook and Craigslist.
We will follow up with all showing agents to gain feedback and provide recommendations based on said feedback.
We will continue to check the market to ensure that we are listed in the correct price range. Negotiations will be conducted to ensure that you receive the most desirable terms on the sale of your home.
SHOWING APPOINTMENTS
Keeping your home in showing condition can be challenging, especially if you have children and pets. Here are some pointers to ensure that your home stays "presentation ready".
Put things away where they belong.
Keep the home smelling fresh.
Wash dishes immediately after meals.
Clean off countertops right after cooking
Rinse bathroom showers & sinks after using.
Put toilet seats down.
Empty the garbage cans regularly.
Make beds in the morning.
Pick up clothes or anything else left lying about.
Do your best not to move/arrange staging/decor items.
Ensure that all toys and bicycles are put away.
Keep pet toys and beds washed and smelling fresh.
SPECIAL INSTRUCTIONS
Any specific instructions you provide us regarding pets, parking, security alarms, etc will be listed in your property file and will be detailed in your listing.
SCHEDULING THE SHOWING
Prior to showing or previewing your property, all brokers who wish to show/view your home must request an appointment. Once the request is submitted you will have the option to approve the appointment, or you can suggest another time.
Please review the document, 'Welcome to the My Home by ShowingTime Mobile App!" for additional information.
PRIOR TO SHOWINGS & OPEN HOUSES
Turn ON the lights and open the blinds/window treatments.
Turn all TVs OFF and turn ON soft music at a low volume.
Put all valuables away!
Ensure that your pets are in a safe environment so that they are not startled by guests.
DO NOT BE PRESENT!
A 15-minute window before AND after all showings and open houses is highly suggested.
TITLE CONSIDERATIONS
Regardless of your situation, our team is well versed and will be sure you are prepared ahead of time. Below you will find documentation that the Title Company will require, along with some recommendations/notes for unique scenarios.
LLC'S & OTHER BUSINESSES
An Operating agreement or Articles of Incorporation will be needed.
TRUSTS
A copy of the Trust is required.
DIVORCE
A Divorce Decree must be supplied. Copies are acceptable.
A Quit Claim Deed may need to be filed. If a single party was awarded the property an attorney must draft this deed and Escrow can have it recorded.
LEGALLY SEPARATED
Filed Legal Separation documents will be required.
A Quit Claim Deed may need to be filed. If a single party was awarded the property an attorney must draft this deed and Escrow can have it recorded.
DEATH
A Death Certificate is needed. A copy is acceptable, but the original will be required if it has not been recorded with the county.
A Will & Testament and/or a Community Property Agreement is needed. Copies are acceptable. Lack of Probate must be completed unless the estate has already been probated.
ESTATES
Probate is recommended. If probate is not completed, a Lack of Probate will be required. It is best to have “Personal Representative of the Estate” sign all documents.
THE SELLING PROCESS
Offers Reviewed
Discuss All Offers with Your Broker on the Offer Review Date
Mutual Acceptance
All Parties have Accepted the Terms and there is a Mutual Agreement
Terms Negotiated
Your Broker will Negotiate the Best Contract Terms on Your Behalf
Offers Due
Title Review
The Title Report will be Reviewed and all Encumbrances Removed
Escrow Opened
The Contract will be Sent to the Closing Agent and Escrow will be Opened
Earnest Money Deposited
The Buyer Must Deposit their Earnest Money to Escrow within 2 Days of Mutual
Property Inspections
Professional Inspections may be Conducted and Repairs may be Requested
Property Appraisal
The Appraisal will be Ordered and Conducted by a Professional Appraiser
Inspection Items Negotiated
Any Repair Requests will be Negotiated and/or the Contract may be Terminated
Signing Appointment
Buyer's Final Loan Approval
The Lender will Issue the Buyer's Final Loan Approval
Buyer Walk-through
All Cleaning and Repairs Should be Completed Prior to the Final Walk-through
Funds Wired to Escrow
The Buyer and Lender will Wire all Funds Needed for Closing
Deed Recorded
Escrow will have the Deed Recorded and Title will be Transferred
PROPERTY INSPECTIONS
One of the most common contingencies in a real estate transaction is a home inspection. During a home inspection the buyer's inspector examines the house thoroughly for non-functioning systems, damages, and repairs that may be needed. This detailed report forms the basis for the buyer to continue with the purchase, renegotiate the sales price, allow the seller to make repairs, or they may also choose to terminating the contract. See some of the most common repair requests below.
WATER LEAKS/DAMAGE
A home inspector climbs onto the roof, evaluates the foundation, and crawls into attic space looking for water condensation or penetration. Walls are examined for leakage or mold. The ceilings, especially around electrical fixtures, must be clear of any signs of water leakage
EXTERIOR
Inspecting the exterior of the home may reveal where additional caulking is needed to prevent water seepage. Broken seals on glass, deteriorating tread steps, decking and settlement cracks are a few of the items that require professional repair.
ROOFING
The roof is examined closely for loose shingles or tiles, and the flashing is tested for tightness. Tree limbs touching the house provide a passageway for rodents and also can threaten the house during violent storms. Gutter debris is noted, and all drains are tested for a tight connection to the house Skylights and chimneys also are examined for proper sealants
PLUMBING
All piping is tested, including drains, vents and waste systems. Water ingress and egress is examined, as are the interior fuel and water distributors and the sump pump, if present. All drains are examined for signs of leakage, mineral deposits and the fitting of proper filtering apparatus.
ELECTRICAL
All the electrical components are examined to ensure they fit properly and are operating safely. Conductors, grounding equipment, and distribution panels are tested for efficient operation. The inspector also makes note of missing CO2/smoke detectors.
PROPERTY INSPECTIONS
HEATING/AIR CONDITIONING
The entire heating and air conditioning system is tested to verify it's in working condition, and the appropriate filters are examined for accumulation. Supply pipes are examined for corrosion. Chimneys must be clear of bird nests, and the chimney frame, whether it's brick or made of other components, is to be sound.
INSULATION/VENTILATION
Attic crawl space insulation and vapor retarders are noted on the inspection report. All venting fans that aren’t working also are included Under-floor insulation, if accessible through the basement, also is examined for deterioration.
INTERIORS/APPLIANCES
Doors, floors, stairways, counters, cabinetry, and the number of windows are all cited on the inspection report along with notes on any items that don't function as they should. This also includes testing of all interior appliances that are built-in or included in the purchase contract.
WHAT IS THE BENEFIT OF A PRE-INSPECTION?
Having your home inspected by a qualified professional prior to listing will help to identify any major repairs needed. This puts us at an advantage, as we will have the opportunity to address any necessary items prior to your home going on the market.
If a pre-inspection is conducted resulting in a positive inspection report, we can then provide this report to other agents to give to their clients. Not only will this cultivate more confident buyers, but it will also result in more "waived" inspection contingencies.
When it comes to finding the right home inspector, we are always happy to provide you with a list of our recommended professionals!
THE APPRAISAL
An appraisal is a licensed appraiser's opinion of a home's market value. Appraisals are typically ordered on behalf of a buyer and completed by a licensed appraiser to protect the interests of their lender. The lender will review the appraisal report and compare the appraisal price to the purchase price to ensure the buyer is not borrowing more than the house is worth.
IMPORTANT ITEMS TO CONSIDER PRIOR TO THE APPRAISAL
All CO2 and Smoke Detectors need to be installed.
The hot water tank needs to be properly secured with straps.
All cracks, leaks, and/or water damage should be repaired.
Dripping faucets and shower heads should be repaired
Replace worn carpet with a medium-quality, neutral carpet.
Inspect, and if necessary, repair the heating, cooling, and/or electrical system(s).
Repair loose or damaged shingles, walkway tiles, siding, and caulking.
Vapor barrier should be installed in the crawlspace
INCLUDED IN THE APPRAISAL REPORT
An explanation of how the appraiser determined the value of the property.
The size and condition of the house and other permanent fixtures, along with a description of any improvements that have been made and the materials used.
Statements regarding serious structural problems, such as wet basements and cracked foundations.
Notes about the surrounding area, such as new or established development, rural acreage, etc.
An evaluation of recent market trends of the area that may affect the value. A comparative market analysis that supports the appraisal.
Maps, photographs and sketches.
WHAT HAPPENS IF THE APPRAISED VALUE IS LOWER THAN THE PURCHASE PRICE?
The appraisal results can be disputed.
The buyer can make up the difference in cash.
You can lower the purchase price to meet that of the appraised value.
Dependent on the financing type, a second appraisal may be ordered.
The contract may be terminated.
POTENTIAL EXPENSES
Below you will find a list of typical seller expenses. Some of these items require upfront payment, and some may be deducted from your proceeds and disbursed by escrow at closing.
PROPERTY REPAIRS
Out-of-Pocket and/or Paid at Closing. Most buyers will complete a property inspection and all lenders require that an appraisal is completed. These inspections/appraisals may result in requests for repairs on any major items. If you have a well water system there may also be costs associated with ensuring that the system is functioning properly and producing clean water.
SEPTIC INSPECTION & PUMPING
Paid at the Time of Service or at Closing. Only if Applicable. In most counties it is a requirement that the septic system is pumped and inspected prior to the transfer of real property. This cost, along with any filing fees is averages at abou $1,100 and is paid by the seller. If repairs are required they must be completed and additional fees will likely be incurred.
BUYER CLOSING COSTS
Paid at Closing. Only if Applicable. Buyer-requested closing costs are typically no-more than 3% of the purchase price and include everything from loan origination and escrow fees to interest buy d0wns. If contract negotiations result in a $0 contribution to the buyer, up to $300 may still be deducted for fees that cannot be collected by the buyer for FHA/VA/USDA loans.
EXCISE & PROPERTY TAXES
Paid at Closing. The state tax rate is determined by the sales price and ranges between 0.75-2.5%. The state tax rate is combined with local REET rates, for a total expense closer to 1.6-3.5%, Any unpaid property taxes will be prorated.
TITLE & ESCROW
Paid at Closing. The owner's title insurance is approximately .003% of the purchase price, and the escrow fee is approximately $1,200. A VA buyer may also ask for you to cover their escrow fee.
HOMEOWNER'S ASSOCIATION FEES
Out of Pocket and/or Paid at Closing. Only if Applicable. HOA expenses can include both document preparation fees and transfer fees, and can range between $150-$400.
ANY LIEN ATTACHED TO YOU OR THE PROPERTY
Paid at Closing. Only if Applicable. The title report will contain the items that require attention, and title & escrow will work to obtain requirements and payoff amounts prior to closing.
TRANSACTION DATES
COMPUTATION OF TIME" AND CONTRACT DEADLINES
Any contractual time period begins on the day following the date the event occurred (e.g. mutual acceptance occurs on Tuesday, day one is Wednesday)
Time periods of 5 days or less DO NOT include weekends or legal holidays
Time periods of more than 5 days DO include weekends and legal holidays.
Time periods end at 9:00 pm on the last day of the specified period.
If the last day of the time period is on a weekend or a legal holiday, it moves to the next day that is not a weekend or legal holiday (this does not apply to the Possession Date).
EXAMPLES
A 3-day response period, initiated by a form delivered on Monday, May 5th
The time period is "5 days or less", therefore weekends and legal holidays are not counted. 1.
Day 1 is Tuesday, May 6th. 2.
The end of the time period (Day 3) is Thursday, May 8th at 9:00 pm. 3.
A 3-day response period, initiated by a form delivered on Friday, May 9th
The time period is "5 days or less", therefore weekends and legal holidays are not counted 1.
Day 1 of the time period is Monday, May 12th 2.
The end of the time period (Day 3) is Wednesday, May 14th at 9:00 pm 3.
A 10-day inspection period, with mutual acceptance on Monday, May 5th
The time period is more than 5 days, therefore weekends and legal holidays are counted 1 Day 1 is Tuesday, May 6th 2.
The end of the time period (Day 10) is Thursday, May 15th at 9:00 pm 3.
A 10-day inspection period, with mutual acceptance on Wednesday, May 7th
The time period is more than 5 days, therefore weekends and legal holidays are counted. 1. Day 1 is Thursday, May 8th 2.
The last day in the time period is a weekend day (Saturday, May 17th), therefore the end of the time period is Monday, May 19th at 9:00 pm 3.
MY GUARANTEE TO YOU
A GUARANTEE YOU CAN COUNT ON
As the team lead of the Gregg Home Group, I want to express my utmost commitment to meeting your sales objectives in a professional and pleasing manner. To prove this, I am providing my guarantee to you in writing.
GUARANTEED PERFORMANCE
I have presented a marketing plan that clearly spells out the methods our team will use to market and promote your listing to the widest possible audience, with the goal of getting your home sold quickly, and for the most money!
If at any point you do not believe that I am fulfilling the duties I have outlined in this plan, you have the option to:
A Advise me that you are not satisfied and ask for a revision of the plan OR
B. Cancel your listing agreement.
YOUR COMPLETE SATISFACTION IS MY UTMOST CONCERN!