MEET OUR TEAM
It is an honor that most of our clients are referred to us by their friends, family, and colleagues whom we have helped.
MARIEL G. WEISS
Realtor®
/ CEO
Mariel is the lead agent and CEO of our team, and she’s been licensed in real estate since 2005. She holds broker’s licenses in both Pennsylvania and North Carolina and has helped hundreds of clients buy, sell, rent, invest, and build. Bevond real estate, Mariel is an investor, business coach, wite, and mom who genuinely loves helping people reach their potential- both in business and in life-through smart real estate decisions. She believes organization and open communication are the foundation of a great client experience (all while enjoying the ride!). Today, she’s focused on growing our team and supporting our clients with strategic guidance every step of the way.
RYAN GODSHALL
R ealtor® / Director of Sales
Ryan is a third-generation Realtor and has been licensed since 2005. He has sold and assisted in the sale of hundreds of residential, commercial, and farmland properties in Montgomery and Bucks Counties. His experience with various property types and commitment to customer service make him invaluable to his clients. He consistently receives Philadelphia Magazine’s “5 Star Service” award and believes in building solid relationships with his clients to make their process not just smooth, but enjoyable-with a chuckle or two!
BECKI DOUGHERTY
Transaction
Coordinator
Becki has worked in a support role within the real estate industry for more than 7 years. Within our team, she interacts with every client to make their process as smooth as possible and is responsible for ensuring a neat and orderly file-and that closing happens as planned. She enjoys the great outdoors with her family and cozying up with a good book. She cares about others and pushes them to achieve their goals, making her a great asset to our team.
LAURA LANGLEY
Marketing & Operations Manager
Laura is a skilled content creator, video editor, and marketing and operations professional and is thrilled to be working with such a prestigious and talented team. Before stepping into the marketing world, Laura toured both nationally and internationally with top theatres and The Walt Disney Company as a proud member of the Actors’ Equity Association. Creativity runs deep in her world-both professionally and at home, where life is always lively with her musician husband and energetic young sons. And she wouldn’t have it any other way.
CERTIFICATIONS and Accolades
It only takes 100 hours of classroom education to obtain a real estate license in Pennsylvania. Our team goes above and beyond to obtain additional training and certifications so that we can better serve you. To earn these require an extra commitment to our craft plus additional training and achievements. We’re honored to be recognized for the work we do.
ABR Accredited Buyer Specialist
CDPE
CNE
Certified Distressed Property Expert
Certified Negotiation Expert
CNHS Certified New Home Specialist
RCC
Residential Construction Certified
SRES Senior Real Estate Specialist
SRS Seller Representative Specialist
CLHMS Certified Luxury Home Marketing Specialist
CPS Certified Probate Specialist
RESULTS DRIVEN
LESS “DAYS ON MARKET”
We sell homes faster than other agents.
HIGHER THAN AVERAGE
“SOLD
PRICE”
50 years+ combined experience within the real estate industry.
HIGH PERCENTAGE OF
“ACCEPTED OFFERS”
Buyers had to make fewer offers before one was accepted under our guidance.
YOUR OPTIONS
1 2 3
You don’t have to do anything. We will do all we can to give you information you need. If you’re not ready to make a decision yet, that will be fine.
You can do this on your own or work with a traditional agent.
Every year people make a move on their own or select an agent who discounts their fees and thereby their services. If you prefer to go that route, please let us know.
You choose to work with us.
You choose to work with us. You believe we are your best option. You appreciate that most of our business comes from referrals because that is a true measure of our performance. It gives you confidence that our proficiency will get you the best results possible so that you, too, would recommend us if asked.
OUR PURPOSE
Our goal is that you are so outrageously happy with the help we give you that you gladly refer the team to your family, friends, neighbors and anyone you care about who needs real estate consulting.
We always do what is in the best interest of our clients and strive to treat you like family.
YOUR CONSULTANTS
n Will ask you profound, thought-provoking questions. Experience shows skilled consultants like us will ask you intelligent questions because discovering what is important to you, is important to us.
n Lead you through clarifying your values so you can make good, easy decisions.
n These days, information is readily available. However, without context or understanding, information alone causes confusion– that’s where we come in. We will analyze the data and connect the dots for you.
n Will take the time to explain your options–simply and effectively.
n Like a doc tor or a lawyer, we are experts that will give excellent advice, not perfect advice. Adjustments may need to be made as we go along.
n Keep you informed every step of the way.
YOUR NEGOTIATORS
n We treat your money like our own.
n Money is an emotional issue. To represent yourself is like per forming surgery on yourself. You’d never do that, would you? You’d delegate to someone you trust.
n Properly set up a successful negotiation by the way the property is marketed.
n Will fight for the best price possible for your property, along with your desired settlement date, inspection contingencies and other terms.
OVERSEER OF DETAILS
n Coordinate everything with all parties (title company, township, buyer’s mortgage company and more) to ensure nothing is missed.
n Handle other details and issues behind the scenes so you have a smooth settlement day!
CUSTOMER Testimonials
Now that you have begun the process of hiring a real estate agent to help you sell your home, you will start to notice other people looking to buy or sell too. Be sure to send them my way. You’ll have the same great experience as some of my past clients:
From the very first time we met Mariel we knew she was a go-getter but also very easy to talk to. Her knowledge of the business helped us sell our home in one month! After 6 months of failed attempts from other agents. We found our dream home right after and she got us a great deal on it. She was there to help us every step of the way taking charge of important dates and datelines so we could focus on moving. If we had any questions along the way, she was very prompt in responding whether it was through text, email, or phone call. She is truly an amazing person and we wish her many years of success in this business. She was our angel that made our dreams a reality, and for that we will always be grateful. We would highly recommend her. –CHRIS &
CAROLINA
This will sound a bit “out there” but I assure you it’s genuine: Mariel exceeded every single expectation I had about working with a realtor to sell our home. Admittedly, I was reluctant to work with a full-service realtor after considering the range of options available nowadays (e.g., non-traditional agencies with lower commission rates, DIY, etc.). Then, a colleague at work – who by his own admission (fair or unfair) “can’t stand dealing with realtors” – talked to me about how lucky and relieved he his family was to find Mariel, and how much she changed his perception of what a “true” real estate pro brings to the table. I’m lucky now to say my family benefitted from the exact same experience described by my colleague. Mariel, you set the bar so high by pairing your authentic people-first approach to your work with razor-sharp business acumen. We’re so happy to have been your client and look forward to doing it all again someday. To anyone reading this. Stop searching for a broker. You found her! –BRAD & STACEY
We are so happy we chose to work with Mariel to sell our home. Mariel is extremely professional with a great personal touch. She helped us through all aspects of the process, from staging, finding contractors for repairs, marketing the home, managing showings, and even finding a mover. She truly goes above and beyond, was always accessible to us, and was ready to answer any questions we had. Through Mariel’s efforts and knowledgeable guidance, our house sold in just 4 days! Can’t thank her enough, and we would recommend her without reservation! –
ANDREA & ROMAN
To read more of our client reviews, please visit our website or Zillow®
WHAT’S IMPORTANT to you about selling your home?
Everyone has different motivations for selling their home. It’s important that I have a clear, thorough understanding of why you want to sell, what your plans are after your home sells, and what’s important to you as we go along with the process. That’s how I can best help you. So, why do you want to sell your property?
FIND YOUR WHY
Defining the reason why you are moving will help you make good decisions in finding the new home that is right for you and the major changes in your life.
CHANGE IN FAMILY
If your family size and budget are changing soon, consider how selling your home can help you:
Better Budget – Find a new home that will better fit your new budget.
Living Space – Your family size is changing and you will need more or less space.
NEW JOB OR PROMOTION?
Consider how selling your home can benefit you: Improve Your Location – Reduce your work travel time by finding a new home closer to your work location. Invest in Your Future – Use the pay increase from your new position to invest in upgrading into your new home.
IMPROVE LIVING
Selling your house may better fit your needs and wants in life.
Financial Future – Trade in your rental lease for a monthly mortgage payment to invest in yourself and your financial security.
Better Neighborhood – Parks, school districts and lower crime rate.
MARKETING PLAN
My marketing plan has 3 main areas of focus: Prepare, Present and Price. It is important that we address each step before moving on to the next.
PREPARE
Prepare Property To Appeal To The Masses
PRESENT
Present Property
Using Customized Marketing
PRICE
Price Property
Strategically To Maximize Interest
Steps in Our System
The following is an overview of each of the steps in this proven system. Once we decide to work together, we will go through each step in more detail and craft a plan for your home.
We serve as marketers, consultants, negotiators and overseers of all details. | www.MGWTeam.com
PREPARE THE PROPERTY TO APPEAL TO THE MASSES
Staging
Staging techniques focus on improving a property’s appeal to the highest number of buyers by transforming it into a welcoming, attractive property that anyone would want. PLEASE NOTE there is a difference between staging a home for sale and staging it for decorating purposes. When preparing it for sale, we take items away instead of adding them.
Techniques To Consider
n Investment of time and money sprucing up the property, typically ranging from $500-$5,000.
n Obtaining several estimates from licensed professionals for specific improvements to have on file for marketing purposes.
n Have a home inspection before showings begin, to determine the status of property conditions.
Personalized Staging Appointment
n We will walk through the home together and make a list of what should be done in each room to prepare the house for sale.
n This list includes which items need to be removed to declutter, what areas need to be cleaned, and what repairs or touch-ups are needed.
n A timeframe is established because completion of this list will affect our on-market date.
Our Network of Tradespeople & Donation Services
I have a network of contractors from all trades that I have either personally worked with or who have come to me by referral from past clients. So regardless of what we decide needs to be done in your home, I likely have someone who is reasonably priced who can do a complete job for us as we prepare the home for sale or to address any inspection items. This can often be a big hurdle for many people, but do not worry; you’re covered!
General Staging CHECKLIST
In addition to your personalized list specific to your home, below is a special list of free and inexpensive actions you can take to improve the appearance of your home. I have compiled this over the years through my own experience with staging homes and my education on the matter.
q Remove all unnecessary furniture in all rooms and store somewhere other than in the home. Less is more.
q Remove any furniture that is in front of windows or in corners.
q Remove personal pictures from throughout the home and repair holes if possible.
q Remove items from all surfaces. Pack away knick knacks. There should be nothing on coffee tables or end tables.
q Remove centerpieces and runners from tables, including the k itchen and dining room tables.
q Clean out all closets so they look half full. Make sure nothing is on the floor.
q Wash windows both inside and out, as well as the area between the windows.
q Remove packed boxes out of the house if possible. If not, choose one area as your staging room where you can neatly stack packed boxes.
q Remove items from attic to showcase storage potential (if possible).
q Wipe down mechanicals such as heater, hot water heater, and oil tank
q In the kitchen, remove anything from on top of cabinets; remove everything from on top of fridge; remove as much as possible from counter tops.
q Make bathrooms squeaky clean. Clean grout so it sparkles, remove extra bottles, and clear off vanity. Organize under vanity.
q Remove decorating theme from home to neutralize it.
q In preparation for a showing, leave the lights on throughout the home and have soft music playing.
Once we decide to work together, I’ll prepare a room-by-room staging list specific to your home and our marketing plan.
EXAMPLES OF STAGING: Before & After Pictures
Tip: Remove excess items from countertops & above cabinets.
Tip: Remove decorative items & knick-knacks from surfaces.
Tip: Fresh paint & removing rugs can make a room look bigger.
EXAMPLES OF STAGING: Before & After Pictures
Tip: If you undervalue certain areas of your home, buyers will too; the basement & garage are oppor tunities to impress buyers.
Tip: Changing the purpose of a room for showings can help add value.
CUSTOMIZED MARKETING Professional Photography
In this day and age, the visual marketing of your home is crucial. Because of this, we professionally photograph every home we sell and may also elect to have aerial shots and virtual tours taken for marketing purposes. This is where your hard work staging the home will really pay off.
Advanced Advertising & Exposure
Due to my affiliations, your property will be listed on many popular websites for maximum exposure! I also invest in programs with Zillow, Trulia, Facebook, Realtor.com and other sites to make your property featured so it stands out from the rest.
Visual/Video Tour
Depending on the property, my photographer will also take several panoramic shots in order to create a visual tour of the property. This will create a website specifically for your home that can be easily shared on social media platforms for more exposure.
Just Listed Cards
We will send postcards to your immediate neighborhood showcasing your home. Often times, your neighbors may know a friend or family member that wants to move.
Brochures & Marketing Display
We will create a full-color brochure with listing details available in your home during showings. We’ll also make sure the completed seller’s disclosure is available for buyer review so they have everything they need to determine if they want to move forward with an offer.
Social Media
Your home may be posted on these online communities where buyers are today. We tailor our online marketing to the target demographic for your home. These various platforms help us maximize exposure.
Property Website
Every property we list will have its own website with customized information about that particular property. That way, we have a concise marketing tool you can share in the digital age and is one more avenue of exposure for your home.
We serve as marketers, consultants, negotiators and overseers of all details. | www.MGWTeam.com
Sign On Lawn
There will, of course, be a sign on your lawn. My direct cell number is on the sign, so I will receive all phone calls on your listing. I can tell them all the great things about your home and set a time to show it to them.
Open House
(VARIES BY HOUSE)
Open houses are held on a case-by-case basis. Some properties can greatly benefit from an open house. Others, not so much. If we do decide to hold an open house, it will be on a Saturday or Sunday afternoon. Typically the homeowners are not present. This allows us to get honest feedback from potential buyers.
Coming Soon Marketing
We successfully employ this strategy that allows us to build demand and interest for your home, while you make your final preparations. Though showings are not allowed during this time, we are permitted to go on the market in this status for up to 3, which can help to lessen the time you’re on the market and showing the property, capturing the highest bidders.
Email Blasts To Area Agents
Part of marketing your home is to make sure you get as much exposure as possible. I invest in systems that send emails showcasing your property directly to other agents to make sure it is top of mind to them.
Attention To Details
There are several shortcuts I have seen other real estate agents take that can harm your home sale. Experience shows it’s important to cover all bases. I make sure we have a well-written property description, room dimensions and utility costs readily available for potential buyers.
PRICE THE PROPERTY STRATEGICALLY
To Obtain the Highest Level of Interest
Activity vs. Timing
n A property attracts the most interest when it is newly listed and will have the highest likelihood of selling when it is new on the market.
n Setting a realistic price at the beginning will take advantage of this initial period. You never get another chance to make a first impression.
Timing vs. Selling Price
n If a home is overpriced from the start, it misses getting the most out of the first 2 weeks.
n With little interest initially, it becomes necessary to seek a lower price. The cycle can repeat several times until the house is sold. Best to price correctly from the start.
The Sweet Spot
n If the listing price is too high or too low, you’ll miss buyers looking in the range where your home should be.
n If the price is too high, you will not get offers, nor will you get people viewing your home who would be interested in submitting an offer. Buyers could be scared off by the price that they don’t even take the time to view it.
n Best to price within 3% of the current market value and adjust every 2-3 weeks if necessary. Listen to feedback and watch the market— be pro-active.
When To Set The Listing Price
n For now, we can focus on a price range.
n After we complete our staging plan, we can set the price together right before showings start That’s when our finished product will be market-ready.
Consider Factors Within Our Control
n Post-staging appearance of the property inside and out.
n The level of upgrades and overall condition.
n How strategically we market it and how aggressively we price it.
What are your property’s notable positives?
Compensate For Factors Beyond Our Control
n Features that negatively impact value like deferred maintenance or eyesores.
n Features that would be hard to change, like finished square feet, amenities, and market conditions.
What are your property’s notable negatives?
Consider Market Conditions
n Consider the side effects of a buyer’s market vs. a seller’s market.
n View your local inventory and competition.
What are we seeing in your market?
What Method Is Used To Determine Price
Everyone has a different opinion of what is valuable to them. However, when the buyer of your property is seeking a mortgage, there is one person whose opinion of value matters the most: the appraiser.
Because of this, I have studied and mastered what appraisers use to determine value. This allows me to more accurately price your property and set you up for success. Here are some items that affect the appraised value of a property:
n Properties like yours within a 3 mile radius that have sold in the last 6 months, preferably staying within your school district
n Style (Ranch versus Colonial versus Split Level)
n Square footage/size
n Number of bedrooms, bathrooms
n Condition with emphasis on recent upgrades (5-part scale)
n Positives, Negatives
n Market conditions & trends specific to your property & neighborhood
If the appraiser does not feel the house is worth what we sold it for, the buyer cannot get their mortgage at those amounts and can be released from the contract. In some cases, that appraisal stays with the property for months, preventing other sales from taking place.
Take A Pro-Active Approach To Pricing & Strategy
n Plan to make changes in price or marketing every 2-3 weeks.
n Listen to the feedback and adjust accordingly.
6-10 Showings & No Offer 3% Price Adjustment
Showings & No Offer
Price Adjustment 20+ Showings & No Offer
How Would I PRICE YOUR HOME?
Now that you understand all that goes in to determining the fair market value for your home, we can review the data together. Considering this factual information as well as my seasoned instincts in the pricing of your home will lead to a successful home sale.
Keep in mind, I’m never going to tell you what you want to hear just for the sake of pleasing you. My job is to inform you of market conditions and provide you with all the information necessary to make good, easy decisions. I’d rather disappoint you now by suggesting an accurate, albeit lower price than you had in mind, as opposed to having to call you for a price reduction a couple of months from now when your property is still unsold.
Also, please note that since I do not control the pricing market, you should hire me based on my ability to consult, negotiate and oversee details as well as the strategy of my marketing plan, not on pricing.
In Conclusion
When You Choose To Work With Us, You Will Receive:
n A highly skilled consultant who will provide not only information, but an analysis and understanding of it.
n A very skilled negotiator who will fight for what is in your best interest.
n Someone with the capability to oversee all the details.
n A cutting-edge marketing plan based on strategic preparation, presentation, and pricing.
n The benefits of a seasoned real estate expert.
n Excellent service and support.
I’ve Decided To Sell My Home; WHAT’S NEXT?
To Get Your Home On The Market, We Need To:
n Complete and sign the listing paperwork.
n The team will create your personalized staging checklist.
n We will set an on-market date and determine the pre-marketing plan.
n We will schedule the photographer and open house.
n We will install a lockbox and sign.
n You will review the marketing copy for your home ahead of time to ensure accuracy.
n You will complete the utility information sheet and property disclosure form.
n We will review your showing preferences and review the showing process.
n You will get access to our ShowingTime app, which allows you to review scheduled showings and see feedback from potential buyers.
n We will drop off brochures and other marketing materials, as well as show covers if you would like.
What Can You Expect When Showings Start?
n Typically showing times are reserved for 1 hour, though buyers may come at any point in that timeframe.
n We normally receive requests at least several hours in advance, if not overnight, and it’s important to allow as many showings as possible.
n If you’re able, please have all lights turned on in preparation for a showing.
n Once a showing is complete, we reach out to the agents for feedback.
n The team will continue to monitor our progress and may suggest changes, especially if we reach 30 days on the market.
Throughout our pre-market and on-market stages, you should expect to hear from us at least once per week; however, you can always reach out in between those calls should you have a question!
We serve as marketers, consultants, negotiators and overseers of all details. | www.MGWTeam.com
What To Expect Once AN OFFER IS ACCEPTED
Inspections
The buyer has a timeframe within which they must schedule their property inspections (if applicable). The buyer typically pays for these inspections, but you must make the home available for several hours to them. We are entitled to the reports they receive.
They must submit to us their requests and we start a negotiation period. We can either agree to their request, say no completely, or meet in the middle. Typical requests could include asking you to coordinate and pay for various repairs and/or provide a credit at closing, for example.
Appraisal
You understand the importance of the appraisal, and this is typically ordered by the buyer once we are through inspections. The buyer pays for this and we are not entitled to a copy. We only receive one if the property does not appraise for the purchase price.
Mortgage Commitment
Once the appraisal condition has cleared and the buyer has submitted almost all of their documentation, the lender is able to issue a conditional approval, also known as a mortgage commitment. This is when we take a little sign of relief knowing that almost everything for the loan is in order.
Title Reports, Conveyancing & Certifications
Our conveyancer will be in touch to order your mortgage payoffs, use & occupancy permit, and local certifications, if applicable.
Prepare For Closing
Throughout the pending period, you must maintain the property in its current condition including reasonable lawn care (if applicable). Once a closing time is set, the buyer will schedule their final walkthrough. They are entitled to 2; however most often they are done just prior to a closing. This is where they get to see any repairs that were agreed upon and make sure the home is completely empty of personal property and broom-swept clean.
You will receive a draft of the closing statement several days before closing to review. In many cases, you don’t even need to attend closing!