kai ros [kī räs] noun a time when conditions are right for the accomplishment of a crucial action : the opportune and decisive moment.
We are committed to serving our community with excellence & integrity. Every Client. Every Time.
We are a full service boutique real estate firm that is committed to serving our community with excellence and integrity. We want you to have confidence in every stage of the home selling process. We will advise, connect, and guide through the entire process from vendors, lenders, attorneys and more. In order to provide this level of service, clear communication from all parties is key. We will adjust our speed, communication style, and offerings to your preferences, needs., and unique situation
Selling your home is an emotional process. As your agent, our role is to alleviate as much stress and pressure as we can during these emotional moments: home preparation, pricing selection, going live, showings, negotiations, moving out, and closing.
In order to do this, we will aim to:
Simplify and guide you through the process
Communicate clearly and quickly in emotionally heightened times
Protect you from unnecessary stressors
This refundable fee goes towards the purchase price of the home at closing. Earnest Money is paid into an escrow account with your closing attorney. This fee is refundable until the end of the due diligence period. Once DD is over, this fee is nonrefundable. The typical reason to default on the contract after the DD period is issues with lending. Stay in close communication with your lender.
It is important to do everything possible to keep the contract moving towards successfully closing. You need to respond to repair requests in fairness, and allow the buyer(s) and vendors timely access to the property for them to perform inspections and obtain quotes. If you have to re-list your home you risk getting lower offers AND you would have to fix or disclose all material facts revealed in the buyer's inspection and repair requests.
place your home is marketed to buyers. MLS syndic other commonly used buyer search engines.
Offer - The start of a contract that includes the bu commitment to buying your home.
Office Exclusive - Your home is for sale but only m our firm. You do not have to have the home fully p buyer expectations are different than when your hom
Coming Soon - The home is for sale but not open to
Active - The home is for sale and open for showings
Days on Market (DOM) - How many days the home has been marketed on MLS which drives the buyer's perception of your home.
Contract - When an offer is accepted and signed, you are under contract and bound to the terms of the offer made/negotiated. READ THE CONTRACT!
Home Spotter - A useful app that pulls from MLS real time and provides a navigation feature to look up nearby home.
Coming Soon - The home is for sale but not open to showings yet.
Appraisal - The valuation of your home that is ordered by the lender.
Survey - A drawing of your property that details the location of the lot, property lines, home, and any other structures within its bounds. The purpose of a survey is to confirm land boundaries in the event of a legal dispute.
Days on Market (DOM) is the NUMBER ONE SELLING FEATURE OF YOUR HOME! Once your home has been on the market 10-14 days the buyers begin to ask what is wrong with the house and your chances of getting a strong offer begin to decrease. The first two weekends are when ready, able, and confident buyers will see your home. Once those two weekends have passed, the showings will be buyers who are newer to the process and showings will slow down considerably. Your best chance to get a strong offer, or multiple offers, is in those first two weeks; therefore, the home being fully prepared and priced right is critical!
Purchase Price
Due Diligence (non-refundable unless seller breaches contract)
Earnest Money (refundable during DD period, non-refundable after DD period)
Due Diligence period - usually 14-21 days
Closing Date - usually 30 days
Type of Financing - Conventional, FHA, VA, USDA, CASH
Pre-approval letter and sometimes proof of funds for DD and/or appraisal gap.
In a multiple offers situation we can gain leverage for you:
Increased Purchase Price (most important)
Increased Due Diligence fee (most important)
Increased Earnest Money
Obtain an appraisal gap addendum
Agreement to waive all repair requests or only request single items over a certain cost
Obtain a shortened Due Diligence period
Obtain special requests like a certain closing date and seller possession after closing
Allowing open and flexible showing access is key to selling your home. You should arrange to be out of the house from 9am until 5pm, longer if possible, on the weekends. Keep your home showing ready during the week with a quick exit plan when showings are scheduled.
The first weekend your home is on the market could be a great time for you to take a weekend trip
Keep home free of clutter
Put away evidence of pets
Put away toys and other items
Make the beds
Close shower curtains
Put toilet seats down
Remove everything but staging items in bathrooms and the kitchen
Refresh vacuum marks
Sweep and mop if needed
Keep grass mowed and yard clean
Bake something that smells nice
We watch showing traffic and feedback to determine if our pricing is aligned with market demands. We watch this especially closely during the first two weekends to determine if price adjustments are needed. In the first weekend, if we have no showings or very few showings then we are likely 810% overpriced and need to consider a price adjustment sooner rather than later
If we have steady showings but no offers, or only low offers, then we are likely 2-3% overpriced and will discuss a price adjustment timeline.
Selling "AS IS" requires a lower listing price to attract enough buyers wanting to "find a deal" and "put their own touch on it" to get strong offers, maybe even multiple offers. In some situations, sellers simply need to get the home on the market FAST and need to list it "AS IS"! You CAN list "AS IS" but depending on the condition of your home you may risk getting low offers or staying on the market a long time, which could result in reducing your list price and negotiating leverage. To help avoid this, we have several project management vendors who could prep your home for you in a quick manner.
We consider basic preparation as the items on the checklist that cost little or no money and what we consider generally necessary to sell your home. This should not cost you a lot of money to complete and will always bring a return on the time and minimal funds invested.
Buyers get most excited about homes that are updated and "on trend" with paint colors, fixtures, and home layouts. Doing these recommendations will cost money and require professional services, but it will make you money too! If your home appeals to the masses then the masses will come and make strong offers. If your home is updated and on trend then we can stretch the listing price! Don't worry, we have reliable vendors to get upgrades completed in a timely, affordable way! We will provide you with a customized preparation list for your home and our recommended vendors for completion.
As your real estate market experts...
It is our job to know what buyers are looking for, to have a handle on current buyer behavior trends, to understand the market data, and to advise you from that expertise so you can have the best chance at getting the fastest, highest-priced sale of your home.
Most buyers want a move-in ready home with a neutral, fresh palate, and NO PROJECTS. We will only recommend what is necessary to sell, and our goal is to always bring you a return on any financial investment you make.
Be cautious to not project "what you would want" onto the buyer market.
Having your home 100% prepped and priced right for the market is critical to selling your home for the highest price in the fastest time.
Remember, "days on market" is the #1 selling feature of your home so your listing needs to go active on the market with with our A+ game!
The amount of our recommended preparations completed in the house will be taken into account in our pricing analysis.
Communicate thoroughly with your lender: In order to protect you, make sure to disclose all financial information to your lender so he/she can problem solve on your behalf and advise you accordingly. Surprises to your lender can result in financial hardship for you. Things that jeopardize your lending:
Changes to your credit - do not purchase on credit cards, open new credit lines, get new personal or auto loans, or spend large amounts of your cash on hand. Run these decisions by your lender for advice! Changing jobs or the way you get paid - W2 vs 1099 Neglecting to provide requested documentation.
Purchase Price
Due Diligence (non-refundable unless seller breaches contract)
Earnest Money (refundable during DD period, non-refundable after DD period)
Due Diligence period - usually 14 days
Closing Date - usually 30 days
Type of Financing - Conventional, FHA, VA, USDA, CASH
Pre-approval letter and sometimes proof of funds for DD and/or appraisal gap.
In a multiple offers situation we can leverage the following options:
Increase Purchase Price (most important)
Increase Due Diligence fee (most important)
Increase Earnest Money
Provide an appraisal gap addendum
Waive all repair requests or only request single items over a certain cost
Shorten the Due Diligence period
Offer seller requested terms like a certain closing date, seller possession after closing
Write a personal letter to the seller telling them all that you love about the house
A final walk through of the property takes place just before closing or late afternoon the day before. It takes about 15 minutes and serves the purpose of ensuring the home is in the expected condition - empty of personal items and "broom clean" with no damages from the seller's moving out of the house. While at the home, we will get a testimonial and your photo. Don't forget to tag us if you share on social media. @kairos_properties
Closing or "settlement" is a 30-60 minute meeting with your attorney. The attorney will walk you through your closing package and give you the opportunity to ask questions. Mail-away closing options are available in some scenarios.
After signing, the attorney will confirm with lender and submit the deed for recording. All funds will be distributed at this time. This usually takes 1-3 hours.
After settlement, you will receive your keys and can move into your new home! Make every effort to take off work for the entire day and the following. Most closings run on time but be prepared for potential delays.
Your agent will aim to be at your showings but when that is not possible we utilize our network of Showami agents who are trained and vetted for safety, excellence and integrity.
Showing days are long, and sometimes move fast, so fill your gas tank and be ready to GO! Bring:
notebook phone for pictures and video snacks and drinks
We do not show you homes above your budget unless the days on market justify a below-asking offer. If at any time, you know you are not interested in a home on your list, tell us so we are strategic with our schedule.
Wear comfortable clothes, and be aware that shoes may get dirty.
It is ideal to tour homes with only the primary decision maker(s) to ensure the least amount of distractions & opinions as possible. Once you have chosen a home, we are happy to take anyone back to evaluate the home. As always, we serve first, so we will accommodate your needs and preferences.
We will set up a search for the MLS & local builders in your area. Appointments can take 1-2 hours. Instead of a due diligence fee, you will pay a non-refundable builder deposit.
Every builder has different processes for design. Depending on the stage and builder, you may be able to pick out the finishes and features on your home.
New construction inspections take place at the pre-drywall stage and the final inspection. We highly recommend both of these!
Closing is the same as resale homes except you usually get your keys at closing and can go straight to moving in!
Whenvisitingnewconstructionsiteswithoutyourrealestateagent,please discloseyourrelationshipandrepresentationatfirstvisittothebuilder. Somebuildersmayrequireyouragenttobepresentatthefirstvisit.
Today, we will start a group text to house all communications regarding your home sale. This will include members of our team who will assist in your home selling process.
We strive to serve our community with excellence and integrity. In your Kairos moment, we promise to serve first, always be transparent, and advise you well as you embark on the journey of selling your home.
My business is built by referral. This pushes me to always give excellent service so you feel confident in recommending me to your friends and family.
Congratulations! You've completed the first stage of the home selling process. Your real estate team is here to serve so you can feel confident at every stage of the process.
