Seller's Guide - Lillian Lin

SMOOTH TRANSITIONS

Peggy & Dave Millheiser

PEGGY AND DAVE MILLHEISER

• Multi-million dollar producers

• 30+ years in real estate

• Affiliated with Dave Perry-Miller & Associates, an Ebby Halliday Company and Berkshire Hathaway Affiliate

• 30+ years in sales and marketing

• 5th generation Dallasite – in-depth market knowledge

• Understanding of the nuances of the community

• The Power of Two – Focused on your success

• Domestic and International relocation experience

• Members of Great Minds Realtor Network

• Texas Monthly 5 Star Professional – Real Estate

• “D” Best Realtor

ABOUT PEGGY

Raised in Preston Hollow and now living in Uptown, Peggy Millheiser knows the Metroplex and all of its nuances.

A career in service-oriented fields spanning 30 years and a sense of detail refined through university studies in fine arts, combine to enable Peggy to work well with people and focus on their residential needs.

Peggy has particular empathy for the relocating family, having lived in various cities in the United States and overseas. She understands her customers’ needs and strives to make the home selection process efficient and satisfying.

Because of her involvement as a civic volunteer in areas of the community, arts, and education she is an informed Dallasite. Peggy Millheiser is in touch with the pulse of the city. Her association with Dave Perry-Miller & Associates assures clients of the expertise of an award-winning agent, a multi-million dollar top producer, and access to a network of exclusive listings.

REALTOR AFFILIATIONS: EBBY HALLIDAY COMPANIES RECOGNITION:

METROTEX ASSOCIATION OF REALTORS

TEXAS ASSOCIATION OF REALTORS

PLATINUM ACHIEVER

DIAMOND ACHIEVER

NATIONAL ASSOCIATION OF REALTORS STAR (TOP 10% OF ALL EBBY HALLIDAY COMPANIES AGENTS)

WOMEN’S COUNCIL OF REALTORS

REALTORS SUPPORTING RICHARDSON SCHOOLS

MULTI-MILLION DOLLAR PRODUCER

PRESERVATION DALLAS – HISTORIC HOUSE SPECIALIST

GRI – GRADUATE REALTOR INSTITUTE

SRES – SENIORS REAL ESTATE SPECIALIST

LEADERSHIP METROTEX

BOARD MEMBER OF LEADERSHIP ACADEMY

CHAIR OF COMMUNICATIONS FOR METROTEX LEADERSHIP ACADEMY

GREAT MINDS REALTOR NETWORK

CERTIFIED HOME MARKETING SPECIALIST

TEXAS MONTHLY 5 STAR PROFESSIONAL

CERTIFIED RELOCATION SPECIALIST

ABOUT DAVE

Dave Millheiser’s skills, honed over 30+ years of marketing products and services for Nestlé, Citibank, Dr Pepper and TXU give you a competitive advantage.

Dave’s aim is to provide complete information, thoughtful advice and expert counsel to help you make the best decision. As your advocate in the marketplace, he can guide you through home sale or purchase, as well as financing, inspections and negotiations. His strict attention to detail, to what is important to you and to the intricacies of your transaction, will ensure a positive and successful outcome.

You want to work with a realtor who’s on top of what’s going on in the community. Dave has Board experience with Friends of Fair Park, Girl Scouts of Northeast Texas, the Dallas Business Club, local schools, religious institutions, business groups and social welfare organizations. Coupled with the honor of being chosen for Leadership Dallas— Dave has great perspective on our area, and the connections to get your questions answered.

You will find that Dave takes the time to listen, to respond to your needs and is accessible to you throughout the transaction.

REALTOR AFFILIATIONS:

METROTEX ASSOCIATION OF REALTORS – GLOBAL BUSINESS COUNCIL - CHAIR

TEXAS ASSOCIATION OF REALTORS – GLOBAL BUSINESS COUNCIL

NATIONAL ASSOCIATION OF REALTORS - GLOBAL BUSINESS AND AFFILIATES COMMITTEE

PRESERVATION DALLAS – ADVANCED HISTORIC HOUSE SPECIALIST – BOARD VICE PRESIDENT

SHORT SALE SPECIALIST

GREAT MINDS REALTOR NETWORK

D MAGAZINE – BEST REALTOR

CERTIFIED INTERNATIONAL PROPERTY SPECIALIST

MEMBER - ASOCIACIÓN MEXICANA DE PROFESIONALES INMOBILIARIOS, A.C. (A.M.P.I.)

LUXURY CONDOMINIUM SPECIALIST

CLIENT AND PUBLIC RECOGNITION

D Magazine – Best Realtor

To produce the lists of best residential real estate agents we began by reaching out to almost 8,000 people. We mailed nomination ballots to 323 previous Best Real Estate Agent winners, 80  mortgage and title companies, and 5,200 D Magazine subscribers. In addition to that, we hired a call center that made 2,300 calls to recent home buyers. To determine the Best Real Estate Agents, we asked recent home buyers and subscribers to evaluate up to two agents they have worked with. We asked them to rate the agents based on customer service, integrity, market knowledge, communication, negotiation, post-sale service, and overall satisfaction. We asked mortgage and title companies to nominate up to three real estate agents they work with closely. We asked previous Best Real Estate Agents to nominate up to three real estate agents, one with their firms, and two outside their firms. We put all that data into an algorithm placing emphasis on feedback we received from consumers, our subscribers, and the recent home buyers. The resulting list represents slightly less than 2 percent of licensed real estate agents in the Dallas area.

Texas Monthly Five Star Real Estate Agent Program

The Five Star Real Estate Agent Program is designed to identify real estate agents in a given market who satisfy objective criteria that are associated with providing quality services to clients.

Award candidates are identified through nominations received by consumers. To receive the Five Star Real Estate Agent award, a real estate agent must satisfy five objective eligibility and evaluation criteria that are associated with real estate agents who provide quality services to their clients. The award process is conducted annually in each market.

Recent homebuyers (all area residents who purchased a home over  predefined minimum ($100,000$200,000) within an eight to 36-month period, depending on the market size) are asked to evaluate real estate agents with whom they have worked and evaluate them based upon ten criteria. Recent homebuyers may evaluate up to two real estate agents in order to measure the experience associated with the purchase and sale side of a move. Self-nominations are not accepted.

DESIGNATIONS

Realtor®

A designation of a professional in real estate who subscribes to the Code Of Ethics and is a member of the local and state boards of the National Association of Realtors. Less than 40% of real estate agents are Realtors®

GRI Graduate Realtor Institute

Graduate REALTOR® Institute designees have made the commitment to provide a high level of professional services to their clients. The GRI curriculum incorporates a common body of knowledge for progressive real estate professionals. A REALTOR® who possesses the GRI designation has not only completed a course of study required by the program, but also subscribes to the Code of Ethics of the NATIONAL ASSOCIATION OF REALTORS®.

SRESSeniors Real Estate Specialist

Seniors Real Estate Specialists® are REALTORS® qualified to address the needs of home buyers and sellers age 50+. The SRES® Council awards the SRES® Designation to those members who have successfully completed its education program.

Preservation Dallas – Advanced Historic House Specialist

Through the Historic House Specialist designation, Preservation Dallas assists realtors in their efforts to promote intown Dallas neighborhoods. Participants undergo intensive education in architectural styles, preservation policy and techniques through lecture and field work.

Texas Monthly 5 Star Professional

An annual honor bestowed upon the top % of agents.

DESIGNATIONS

CONTINUED

Leadership MetroTex

Leadership MetroTex, a program of the local affiliate of the National Association of Realtors, is an invitation-only program for experienced, high-potential REALTORS. A year-long program familiarizes participants with the attributes and issues pertaining to North Texas. This prestigious leadership program is open to only 30 participants each year.

Leadership Dallas

Like Leadership MetroTex, Leadership Dallas is an invitation-only program under the auspices of the Greater Dallas Chamber. Graduates of the program are leaders serving on civic commissions and boards throughout the region.

Realtors Supporting Richardson Schools

This group promotes the excellent reputation of Schools in the Richardson Independent School District.

TREPAC

As a member of the TREPAC Government Affairs Committee, participants closely track legislation and regulation potentially impacting the real estate industry, paying particular attention to strengthening transparency in business dealings, consumer rights and upholding stringent licensing requirements.

CHMS Certified Home Marketing Specialist

A Certified Home Marketing Specialist is an accreditation awarded only to those REALTORS who take additional courses in home staging and design. Keeping up-to-date on contemporary design is a value-add when it comes to proper presentation of a home for sale.

DESIGNATIONS

CIPS – Certified International Property Specialist

CIPS Designees are well-informed and prepared to work with international clients, so you can be sure they will provide a smooth and seamless experience for foreign buyers. They have access to a wide network of professionals to assist you with inbound or outbound transactions around the globe.

MetroTex Global Business Council – Advisory Board

The mission of the MetroTex Global Business Council is to provide a collaborative system of information, resources, networking and skills training for all members. These services will enhance legal, diverse cultural and business protocol awareness of the global real estate environment.

A.M.P.I – Asociacion Mexicana de Profesionales Inmobiliarios

Member of this affiliate of the National Association of Realtors (NAR) in Mexico – (Mexican Association of Real Estate Professionals.)

WHAT OUR CLIENTS SAY ABOUT US

Peggy demonstrated professionalism, market knowledge, and compassion in every step of the way. She made herself available to me at all hours (early morning and late night). I always felt connected and in the loop. She met and surpassed all of my real estate needs… --- Eric G., Uptown Dallas

Danielle and I wanted to thank you for the time you took last night, to educate us on the local Real Estate market while making an evaluation of our home. As stated yesterday evening, your research prior to this visit had aided us greatly…As we anticipate the continuation of this process, we want to let you know how comfortable we are with the level of expertise you have demonstrated…we are encouraged by the many creative ideas that you had expressed for marketing our home… --- Dave and Danielle M., Far North Dallas

From the moment we began working with Peggy, we were amazed as to how diligent and resilient she was. She always made herself available to us regardless of where she was. Her attention to detail was marvelous…

--- Ken and Kathy T., Plano

About my experience with Peggy Millheiser – it was a pleasure in every way. She was available when I needed her, ready with helpful suggestions – and best of all, managed a sale the first day on the job! I certainly would recommend her. I’m just sorry, in a way, that it was over so quickly!

--- Evelyn E., North Dallas

Peggy Millheiser was the realtor I chose to help me sell my father’s house. The house had been previously listed with another company and did not sell. That experience gave me a lot to compare what Ebby Halliday and Peggy did to market the house. What she did may be standard for Ebby Halliday, but went far beyond my expectations. I should have chosen Peggy in the first place. I’ll certainly recommend her to my friends.

---

Jean R., Far North Dallas

After 25 years in the business I do not believe I can say I have worked with another agent that has been as professional and hands-on as Peggy. In my opinion she really went beyond the call of duty and her customers were extremely lucky to have her in their court. She truly was a pleasure to work with and I surely wish our industry had more agents like her.

--- Phyllis G.,

GREAT MINDS REALTOR NETWORK

GREAT MINDS was developed as a network of leading REALTORS ® to, as the name implies, use some great minds to help promote client homes and find homes for clients using the collective expertise of the group.

Home Buyer Benefits

Using the Great Minds Realtor Network, we expand our market knowledge by ten-fold. This extensive coverage of the market also gives us in-depth insights into market trends – pricing, days on market, etc. – and allows us to represent our clients effectively and efficiently.

In addition, our Network gives us the inside track on homes soon to be on the market but not yet listed in the Multiple Listing Service. Knowledge of these “hip-pocket” properties allows us to be there first and ensure that a potentially perfect opportunity is not missed.

Home Seller Benefits

The Network meets formally twice a month. One of those meetings is devoted to touring our clients’ properties. During these sessions, the group evaluates the listing price, drive-up appeal, interior staging and marketing approaches. Having immediate access to ten professional opinions is particularly helpful with properties which are not moving for one reason or another. We diagnose the problems and recommend solutions.

Other Benefits

Of the two scheduled meetings we hold each month, one is informational. In addition to the state-mandated training we receive, the training we receive from our brokers and the additional education we seek out through pursuit of a variety of designations, we host leading experts in areas such as: mortgage banking, appraisal, inspection, landscape and interior design, new construction and contracts to ensure we are on the cutting edge of all trends in real estate.

DEAL-CYCLE SUPPORT SM

Throughout the life of the transaction, we provide a variety of services, tailored to your needs.

• Dallas InSites – area orientation and introduction to resources

• Contract Management

• Property Valuation

• Process Management – Contract to Keys

• Professional Marketing

• Property Concierge Services

• Ongoing Support

DALLAS InSITESSM

Even life-long residents sometimes need a fresh view of the area.

• We provide orientation services to review what’s really happening in the market and educate relocating buyers on the different neighborhoods, school options and other lifestyle needs.

• In-depth interview to assess needs and interests.

• Develop a customized tour of the Metroplex based on those needs and interests.

• Provide printed and electronic resources, both public and proprietary to facilitate an educated decision.

CONTRACT MANAGEMENT

• We take the time to explain all the documents you will be exposed to throughout the process, including the nuances of agency (buyer representation and intermediary status).

• Each step of the negotiation is handled in writing.

• You will receive copies of each document, and with your permission, counsel can be copied too. An online portal is provided as a document repository and record of activities.

PROPERTY VALUATION

• We will carefully compare comparable properties which have recently sold as well as those currently for sale and competing with the subject property.

• For the properties currently on the market, we will do a walk-through and review of any available disclosures to fine-tune the valuation based on differences in amenities –location, updating, etc.

• We will propose pricing, offer and negotiating strategies.

PROCESS MANAGEMENT

CONTRACT TO KEYSSM

We prepare and manage a calendar of events based on contract details.

• Working closely with you, the other broker, title company, lenders and others, we ensure that the transaction is kept on track – or sound alarms if we see some problems.

• We will recommend service providers throughout the process who are known for their quality and attentive customer service.

• After a final walk-through with you to ensure all repairs have been made and you are satisfied and ready to take possession, we will attend the closing to make sure all goes smoothly.

PROPERTY CONCIERGE SERVICES

• Vendor Recommendations - licensed and insured, for assistance in inspections, repairs, improvements, estate sales, sorting, organizing and staging for maximum marketing.

• Vendor Management - Procurement of repair quotes and vendor supervision at the house.

• Moving - Recommendations for local and state-to-state moving companies offering substantial discounts on the packing and moving of household goods.

• Temporary housing – fully furnished or unfurnished apartments to fill in any timing gaps between home sale and purchase.

• Property Management – Customized home service for vacant homes.

• Utility Connections – 24/7 online tool to quickly and efficiently select utility vendors.

• Mortgage and Insurance - assistance and consultation.

• Out-of-area Broker search - Selection of leading agents across the country with our network of recognized brokers in The Leading Real Estate Companies of the World.

ONGOING SUPPORT

• Guidance on applying for a homestead exemption

• Appraisal protests

• Home improvement resources and discounts

• Guidance on which improvements are most likely to recoup their cost

• Comparative Market Analyses (CMAs) as needed to stay apprised of estimated market value

• We retain all closing documents for client ready-reference

Dave Perry-Miller Real Estate

THE DAVE PERRY-MILLER DIFFERENCE

When selecting Dave Perry-Miller Real Estate to assist with the purchase of your home, you are choosing the pinnacle of real estate companies and the finest associates in the Dallas market.

We have the most productive and trained professionals in the industry who are adept and discreet fiduciaries.

“Our performance is unmatched in the residential real estate industry.”

Dave Perry-Miller Real Estate specialize in the most desirable neighborhoods in the region. Our production is one of the highest in Dallas:

• Our firm sells many of its listings in-house.

• The firm’s agents are the most productive in the market, with the highest average listing and selling volume in this region.

• Our private and confidential counsel in strategizing and negotiation will achieve the optimum results that you seek.

Warren Buffett thought enough of us to buy us!

Marketing

MARKETING STRATEGY

Premium Pricing

Three tools will help you achieve a premium price and sell your home in the time frame you desire: competitive pricing, optimizing condition and accessibility to buyers.

• With competitive pricing of a new listing, multiple buyers will be interested, which will lead to a sale at the highest price available in the current market. Dave Perry-Miller & Associates offers sellers professional guidance for proper pricing. A professional appraisal is another option for an objective opinion of fair market value.

• Attractive street appeal and an updated interior will generate atop market price for your home. Buyers have many options, and a very presentable home with a positive first impression will draw repeat showings and offers.

•Lastly, the more accessible your residence is to prospective buyers and agents, the more quickly it will sell. Properties that are easily available for showings benefit with the shortest time on the market. It only takes one buyer, and that one buyer could be making a trip from out of town, and your house could be his or her top choice.

Dave Perry-Miller & Associates consistently sells homes for premium prices in shorter periods of time than its competitors. Buyers and agents recognize the firm’s reputation for marketing well priced homes in top condition.

“An up-to-date interior will help generate a top market price for your home. ”

Sellers who accommodate every request for showing benefit the most by enjoying the shortest time on the market. When a Dave Perry-Miller & Associates sign is in your yard, your home will be perceived as more desirable and less negotiable. This unique added value will get you to the closing table faster at a premium price.

MARKETING ACTION PLAN

COMPARATIVE MARKET ANALYSIS

We will prepare and review with you a market analysis of your home. Houses recently sold that are approximately the same age, size and possess similar features will be considered in the comparison.

WALK THROUGH

We will accompany you on a “tour” of your home. You will be encouraged to point out special features and details of your home which make it unique. We will make recommendations as to how you may enhance the “Showing Appeal” of your home.

PRICING YOUR HOME

We will advise you of the best possible price range, consistent with current market conditions, in order to solicit an offer in a timely manner.

YARD SIGN WITH LIVE PHONE COVERAGE TEN-HOURS PER DAY

We will provide a yard sign with our phone number. The sign will also have our office phone number, where agents are on call to show the property.

LITERATURE

We will write a carefully-worded description of your property, highlighting the key selling features of your home for inclusion in the Multiple Listing Service (MLS), Photo Graphics, Advertisements, Mailers and communications from our Corporate Relocation Center. Ebby Halliday Real Estate is a founding member of RELO in the Dallas/Fort Worth Metroplex.

MARKETING ACTION PLAN

MULTIPLE LISTING SERVICE AND INTERNET

We will place your home and photos in the Multiple Listing Service, National Realtor.com website, DavePerryMiller.com, Ebby.com and all National and International websites having access to the full MLS. This also feeds search engines used extensively by all MLS affiliated brokers and agents.

LENDING INSTITUTIONS

We will provide copies of Good faith Estimates and Ratio Qualifications to help potential buyers understand the affordability of your home.

DISTRIBUTE GRAPHICS

We will distribute graphics to all agents in our offices, other brokers’ offices located in your area and Top Producing agents in that same area.

OFFICE AND MLS TOURS

We will place your home on the area MLS tour and the Ebby Halliday and Dave Perry-Miller office tours. We will solicit feedback from agents and review their comments with you.

NETWORKING

We will contact agents with buyers for your area by networking at MLS Meetings, Luncheons, Special Functions, Open Houses, Phone Time, RELO Department and visiting other offices.

MARKETING ACTION PLAN

SHOWINGS AND PREVIEWS

We will contact agents shortly after preview or showing for comments regarding your home.

OPEN HOUSES

At your option, we will arrange to hold your home open to the public as requested. We will promote open houses through signs and/or advertising in the Dallas Morning News.

NEWSPAPER ADVERTISING

Dave Perry-Miller & Associates maintains one of the most diversified advertising programs in the Metroplex, prompting hundreds of inquiries daily from buyers currently in the market. Your home will appear in the Dallas Morning News shortly after listing and when held open, and then from time to time, until sold.

DIRECT MAIL AND E-MAIL

“Just Listed” mailings will be sent to your neighborhood and surrounding areas, as well as to our personal prospect list of approximately 1,000 potential buyers. Mass E-Mails will be sent to other brokers, agents, various associates, and potential buyers.

MARKET ACTIVITY

At your request, we will provide you with a report of all new listings in your area that could be competitive with your home.

MARKETING ACTION PLAN

PROGRESS REPORTS

We will keep you informed of all feedback from showings and previews. We will also provide you with marketing strategies as needed and future courses of action. Marketing Action Plan… continued

NEGOTIATIONS

We will skillfully negotiate offers to acquire the best possible contract for you.

WHILE UNDER CONTRACT

We will carefully follow through with the terms of the contract to facilitate a smooth closing. We will work hard to handle any situation that may arise with Mortgage Lenders, Title Companies, Appraisers, Underwriters, Inspectors, Insurance Agents, Buyers and other agents until the sale is closed.

ADVERTISING

LINKING YOUR HOME TO THE WORLD

SOCIAL MEDIA

WORLD CLASS RELOCATION SERVICES

THE SOURCE OF BUYERS

The Process

THE SELLING PROCESS

STEPS TO SELLING YOUR HOME

GUIDE FOR SELLERS WITH MULTIPLE OFFERS IN A HOT MARKET

When the real estate market is robust, sellers can enjoy quicker sales and often achieve premium prices when more than one buyer becomes interested in buying a house at the same time. Here are some tips for successfully navigating the process of handling multiple offers.

Properly position your home. Even if you have a sense that your home might sell quickly, don’t risk selling faster and skimp on marketing. Stay with the plan of using professional photography and marketing materials, properly staging your home and listing the information in all media. A well-presented home will attract more qualified purchasers, more quickly!

Market to everyone. You have the best chance of selling your home for the highest price by exposing it to the greatest number of potential buyers immediately. Sure, your agent will initially alert their colleagues, clients and peers that a new listing will be available soon. But, as soon as we take advantage of the MLS system and our internet sites, your home will be accessible to agents and buyers outside of the immediate neighborhood – and worldwide!

Entertain offers. If multiple offers begin to arrive, plan a time to meet with your agent to review all offers. Your agent will alert purchasers and buyer agents that multiple offers are being received and reviewed by the seller at a specific date and time and invite best offers by that time.

Keep offers private. You have the best chance of obtaining the highest price by inviting “best offers” from buyers rather than divulging terms of an offer that has been received – which might only achieve an incremental increase from a buyer who has been told about the offer “on the table”. You have the opportunity to receive a much higher bid, if the buyers are not aware of the competing offer terms.

Which offer is best? Even though price is important, the highest offer is not always the best offer. It is important to review with your agent the financing terms, qualifications of the buyer, closing date, etc. Our mission is to achieve the highest price for you, and we must make sure that when we achieve the highest price – it is with a well-qualified purchaser, and your home closes!

HOT MARKET, con’t.

Don’t be greedy. Keep in mind that if a buyer offers the price and terms that you desire, you have won! Even if it happens quickly, that much better for you! You are seizing the opportunity of a vibrant market. Sign the offer and schedule the closing! Trying to squeeze more from a buyer or shopping an offer to try to get even more money, often dissuades a buyer from continuing with the negotiation. You might wonder if you could have gotten more, but when a property is offered for sale with educated pricing, it sells for what it is worth whether it is less than, equal to or more than the offering price.

Respond and keep momentum. There is an old adage that “time kills deals”. Sellers are wise to act on their best offer and not delay responding to it, in hopes of receiving a better offer. A buyer’s interest is at a peak level at the time that they submit their offer. Keep the momentum going, choose the best offer, and respond in writing promptly.

Offer deadline. Always include a response deadline to the buyer when submitting a counter-offer to them. You don’t want an open-ended offer lingering with a buyer, while a better offer might arrive. Even if you include a response deadline and a better offer arrives, your agent can advise you on the course of action to execute the best offer.

Execute and invite back-up contracts. In a fast-paced market, buyers make quick decisions so that they can win over competing offers. Sometimes, the buyer that signs the winning contract second guesses their decision and quickly terminates the contract during their option period. In this event, you greatly benefit by executing a back-up contract with another buyer.

Have a destination plan. Since homes are selling quickly, it is prudent to have a plan for your next home, whether you have identified and contracted for it, or if you plan to live in temporary housing while continuing a search. Most contracts close in thirty days, so if you are able to sign a contract in the first days on the market, plans might need to be arranged to move in about a month’s time.

WHEN YOU ARE READY

AN IDEA LIST TO SHOW AND SELL THE HOME

Comparative Market Analysis

PRICING YOUR HOME

THE IMPORTANCE OF MARKET PRICING