Sarb-Morgan Group | Buyer & Seller Guide

REALTORS® SARB MORGAN GROUP

GET TO KNOW US

Founded by Patrick Sarb and Mike Morgan, the Sarb Morgan Group combines Patrick's expertise in contract knowledge, negotiation skills, and network connections with Mike's background in corporate leadership and project management. We are dedicated to providing a white-glove level of service as trusted advisors; facilitating a smooth, stress-free, and enjoyable Real Estate experience is our top priority. Passionate about honoring and respecting Austin's history while contributing positively to its continued growth, the Sarb Morgan Group at Moreland was founded on and is committed to core values of authenticity, trust, and doing the right thing for our clients every time. We look forward to working with you.

THE MORELAND DIFFERENCE

Austin is a unique place with unique buyers. We get it because we’ve been here since 1986.

Our local knowledge, global connections and reputation for professional, discreet representation have made us the city’s leading boutique brokerage. Each Moreland agent is backed by our global network and by a support team ready to assist in every aspect of the process, from marketing to data-driven pricing to expert relocation.

Let us put our proven expertise to work for you.

BEHIND EVERY AGENT

Experienced Service Providers Stagers

• Photographers

• Inspectors

• Title Companies

Mortgage Lenders

• Home Warranty Companies

• Moving Companies

• Contractors

• House Cleaning

OUR LEADERSHIP

Team Reinforcements

• Active Broker/Owner

• Checks & Balances system with company manager

• In-house graphics and marketing professionals

• Social media strategist

On-site notaries

• Information Technology department

• Global Relocation department

• Company property tours with valued agent feedback

• Real estate professionals available seven days a week for consultation

Moreland Properties was founded in 1986 by Emily Moreland who currently serves as Chairman of the Board. As Chief Operating Officer and Broker, Sarah Railey handles all aspects of the company business day in and day out. Dedicated to exemplary service, their top priority is the support of the agents and their clients while ensuring educational and technological resources are always readily available.

Sarah and Emily continue to maintain Moreland Properties’ strong commitment to personal relationships and give back to the local communities they have helped to develop.

RELOCATION EXPERTS

Over the past 35 years, Moreland Properties has been a part of Austin’s continued growth as a city. We are privileged to help individuals, families and companies relocate to the Austin area, as well as assist them if they are moving or transferring out of Austin.

INDEPENDENT BROKERAGE IN AUSTIN

BROKERAGE FOR LUXURY LISTINGS IN AUSTIN

BROKERAGE FOR DOWNTOWN LISTINGS OVER $1.5M

WORLDWIDE SYNDICATIONS & AFFILIATED WEBSITES

AUSTIN EXPERTISE. GLOBAL CONNECTIONS.

While we are a local company and understand that Austin is filled with unique neighborhoods and homes, we recognize that not all buyers are local. Through our “by invitation only” international affiliations, we insure our listings are seen around the globe.

Moreland Properties is Austin’s exclusive member of Forbes Global Properties. No other luxury real estate platform has the same international reach or media power as Forbes. Membership in Forbes Global Properties is invitation-only and reserved for the most distinguished brokerage firms.

Not only are we the exclusive Forbes Global Properties member in Central Texas, we also have global ties to Leading Real Estate Companies of the World® and Luxury Portfolio International®, the world’s largest referral network for luxury properties. With these coveted affiliations, our global reach to market our luxury listings is unmatched.

HOW IS FORBES GLOBAL PROPERTIES DIFFERENT?

HOW IS FORBES GLOBAL PROPERTIES DIFFERENT?

HOW IS FORBES GLOBAL PROPERTIES DIFFERENT?

Exclusive Member of

Globally recognized brand with multi-gen appeal

Globally recognized brand with multi-gen appeal

Globally recognized brand with multi-gen appeal

Broker -owned, broker -led organization

Broker -owned, broker -led organization

Broker-owned, broker-led organization

High-profile editorial opportunities

High-profile editorial opportunities

High-profile editorial opportunities

Global market reports

Global market reports

Exclusively for luxury properties

Exclusively for luxury properties

Exclusively for luxury properties

WORLDWIDE SYNDICATIONS & AFFILIATED WEBSITES

LOCAL/GLOBAL EXPOSURE FOR OUR LISTINGS

ADDITIONAL GLOBAL EXPOSURE FOR LUXURY LISTINGS

ABOUT PATRICK

Respected for his ability to be level-headed, honest, positive, forthright, and fiercely dedicated, Patrick combines his calm, professional demeanor, expert negotiating and contract drafting skills with an extensive network of contractor, lender, and vendors to keep his clients happy and sending referrals and repeat business his way. Patrick’s passion lies in providing the best real estate experience for his clients and sharing with them everything he loves about Austin. A multi-million dollar producer consistently operating among the top 3% of Central Texas REALTORS® and top 500 Austin REALTORS® since 2020, he has been recognized for his production by Real Producers, Platinum Top 50, and the Austin Business Journal.

Born the eldest of six kids in a large extended family, Patrick quickly learned the values of compassion, cooperation, and a good sense of humor. Raised with a reverence for education, kindness, and determination, Patrick’s studies and creative interests led him to Northwestern University where he graduated from the School of Speech with a focus on communication, collaboration, and interpersonal relationships; a skillset perfectly suited for a career in Real Estate. A fortuitous turn of events brought him to Austin in 2016 where he was promptly recruited to what then became the #1 medium sized team in Austin for 2021. Honored to join Moreland Properties in 2022 he is thrilled to be a part of Austin’s most highly regarded Brokerage and a founding member of Sarb Morgan Group.

ABOUT MIKE

Following two decades of successful executive leadership with one of Fortune’s 500, Mike chose to invest his negotiation, project, and commercial construction currencies in Austin’s challenging residential Real Estate Industry. His expertise, savvy and managerial disciplines have combined to deliver the highest level of detail, support, and closing table knowhow for his clients. Mike is a seasoned professional who’s passionate about building wealth through Real Estate for buyers and investors alike

In addition to his passions for real estate and design, Mike is an avid runner/cyclist, cook, restaurant-goer and supporter of the Shoal Creek Conservancy and Austin’s Out Youth Program.

SELLER’S SERVICES

“Being in the Real Estate profession, I have worked with many realtors for my own home purchases as well as professionally. I cannot express enough just how smooth and seamless Patrick made the sale our our Austin home from start to finish. Patrick and his entire team displayed the upmost professionalism and helped us get top dollar for our home after receiving multiple offers. His listing strategy was right on point and I’m so glad I trusted his advice. I promise you will not find a better realtor in the Austin area! “

– JUSTIN R.

1-2 WEEKS PRIOR TO THE LISTING

TIMELINE OF A LISTING

Prepare the home with suggested staging

• Order professional photography

• Discuss any exclusions

• Determine how showings will be managed

• Repair any known defects, check all light bulbs, oil squeaky doors, etc.

• Order floor plan graphic/square footage measurement, if applicable

• Determine if a new survey is required/order

THE WEEK OF THE LISTING

• Have windows professionally cleaned

• Freshen landscape (trim hedges, mow, plant fresh flowers, weed, fresh mulch)

• Place lockbox, flyer box and sign (if allowed) on property

• Populate MLS

DURING THE LISTING

• Continuously check the market for changes in supply and demand for similar properties

• Follow up after each showing for feedback and share with sellers

• Post on social media on ongoing basis

• Determine if open houses should be considered

GETTING AN OFFER

Review offer to be sure all necessary paperwork is included

• Discuss the offer and the most strategic response

• Negotiate terms that benefit the sellers as much as possible

Negotiate buyer’s requested repair items from inspection/ option period

Collect relevant paperwork (survey, disclosures, build plans, maintenance contracts, etc.)

• Order HOA documentation

• Have T47 notarized

• Have spare keys made for agent and lockbox

Confirm sales price

• Create net profit sheet

• Alert Moreland and area agents of your “coming soon” status

Order advertising, if applicable

• Order mail-out cards for local neighborhood

• Have the Moreland brokerage tour for feedback/ provide to seller

• Marketing launch (E-flyers, brochures, flyers, social media, website update, syndication)

• E-blast for events (price change, open houses)

• If property is vacant, check in weekly to spot clean, check on mechanicals, run water, etc.

Provide bi-weekly market analysis, showing summary and pricing recommendations

Confirm the buyer’s pre-approval from lender and make consistent contact with the lender

• Communicate and schedule necessary dates with the title agency, appraiser, and inspector

• Send comparable properties to the appraiser to assist in the assurance of property making appraised value

• Coordinate closing date, time, and wiring of sellers’ proceeds as well as the exchange of keys

SHOWING SUGGESTIONS

Below are some of our best practices and suggestions to optimize Buyers’ showing experiences and facilitate a successful sale. We will devise a specific plan with comprehensive suggestion for you after thoroughly reviewing your property and needs.

• Power wash siding and walkways.

• Hang easy-to-read house numbers. Plant blooming flowers and fresh greenery, particularly in pots near front door.

• Mow lawn and reseed or add fresh sod as needed.

• Wash windows.

• Repaint or stain porch floors, as needed.

• Trim shrubbery.

• Add fresh mulch in all flower beds.

• Fresh, clean doormat.

Clean outdoor furniture.

• Have the interior of house professionally cleaned or spend a few hours in “cleaning mode.” This includes HVAC return vents, scouring showers and caulk, baseboards, fan blades, light fixtures, window treatments, etc...

• Do a light bulb check and replace any light bulbs that are burned out. We recommend all light bulbs match. 60W

Soft White bulbs works well.

• Clear out all clutter. A good rule of thumb is to pack anything smaller than a cantaloupe, personal photos, and any knick-knacks.

• Consider storing any furniture that makes a room feel crowded or is in the way of a path to another room.

• Remove all out of season clothing and keep closets as empty as possible. The floors of the closets should be as empty as is reasonable.

• Use baskets to make the pantry and closet shelves appear orderly and organized. When staging bathrooms, consider fresh white towels and rugs. Keep shampoos, conditioners, toothpaste, etc... in the cabinet.

• Clean off everything from the kitchen counters that is not a necessity.

• Use touch-up paint for painted woodwork and Old English scratch cover for stained wood to give it a fresh appearance.

• Use a Mr. Clean sponge on any worn or grimy walls. If this does not do the trick, consider touching up the paint or repainting the entire wall. Use fresh smelling plug-ins or other fragrance devices to give the house a clean smell.

• If it has been a while since your decorative couch and bed pillows have been replaced, now is a good time to bring in some solid-colored pillows and matching throw blankets.

HOME INSPECTION CHECKLIST

GETTING READY

From routine maintenance, to detecting conditions that could signify the need for major repairs, there are many simple steps you can take ahead of time to prepare the home for a professional inspection. In addition, on the day of the inspection, attention to detail goes a long way to ensure everything goes smoothly.

DISCLOSURES

• Disclose past catastrophes (fires, floods) or non-flood related water damage.

• Know pertinent information (age of roof, hvac, water heaters).

• Provide building permits and plans for any major renovations.

Disclose any work done without proper permitting.

• Provide invoices and warranties for major improvements, roofs, appliances, etc.

ROUTINE MAINTENANCE - EXTERIOR

• Repair damaged masonry on walkways and steps.

• Seal any cracks in the driveway.

• Repair minor defects in exterior wall materials. Recaulk around exterior windows and doors.

• Replace damaged or missing shingles.

• Recaulk around flashing.

• Clean debris from gutters and check downspouts for proper drainage.

ROUTINE MAINTENANCE - INTERIOR

• Repair leaky faucets and fixtures.

• Recaulk around bathtubs and sinks.

• Have an electrician inspect receptacles and switches and make any necessary repairs.

• Ensure breaker box is labeled properly. Repair any cracked or broken window glass and loosen any windows that are painted shut.

• Arrange service for the furnace and central air conditioning.

• Have the chimney swept.

• Replace batteries in smoke detectors and install detectors where missing.

ON THE DAY OF THE INSPECTION

• Ensure all utilities are on. Allow 3-4 hours for the inspection. Larger homes may take longer.

• Be sure that keys are available for any locked doors/closets.

• Allow access to component such as electrical panels, water meter, gas meter, and under sinks.

• Provide access to storage sheds, attics, yards, crawlspaces, basements, and garages.

• Move objects from around water heater, furnace, and air conditioner to allow unimpeded access.

• Keep pets in a safe location out of the home or in a crate.

BUYER’S SERVICES

“From start to finish, our home buying process was handled perfectly by Patrick Sarb and the rest of the team. We were dealing with a less than forthcoming seller on the other side of the transaction, but Patrick’s calm energy and keen negotiating skills made the process so much less stressful than it could have been. He walked us though the transaction step by step, and educated us along the way as well. I would recommend Patrick to anyone looking to have a great home buying experience!”

– JOHN R.

GLOSSARY OF TERMS

MLS: Multiple Listing Service is the database through which Realtors share information to the public about available homes for sale and previous transaction data.

"OFF MARKET": a term for the small percentage of homes that are marketed to other agents and sold outside of the MLS.

PRE-APPROVAL: Advanced mortgage loan approval based on a Lender’s verification of a Buyer's income, credit, and debts.

EARNEST MONEY DEPOST: A good faith deposit offered by the Buyer to show serious intent. The deposit it due within 3 days of an executed contract and the money is held in escrow by the title company. This is refundable if the contract is cancelled within the Option Period or is applied to the purchase price at closing.

OPTION PERIOD: A specified number of days for which the Buyer pays a fee to have the property taken off the market and during which the Buyer completes due diligence, home inspections, and further negotiations accordingly. The Buyer has the right to terminate the contract for any reason during the Option Period and have their Earnest Money refunded. If the Buyer exercises the Termination Option, the Option Fee is retained by the Seller.

OPTION FEE: Not to be confused with Earnest Money, Option Fees are paid to the Seller in exchange for the right to terminate the contract within the Option Period. When the contract results in a closing, the Option Fee is credited to the purchase price.

TITLE COMPANY: An independent, third party also called the escrow or settlement company, they manage the money throughout the process and are responsible for researching and insuring the title to the property.

TITLE POLICY: Sometimes called “Title Insurance,” this protects the real estate owner and lender against any property loss or damage they might experience due to undiscovered liens, encumbrances, or defects in title.

HOME INSPECTION: A licensed home inspector conducts a review of the property to determine the health of the home.

APPRAISAL: An opinion of the property's value provided by a licensed Appraiser, most typically engaged as part of the mortgage approval process.

FINAL WALKTHROUGH: The Buyer reviews the home before closing to ensure the home is delivered in the same condition as when they agreed to purchase it and that any repairs or conditions have been satisfied.

CLOSING: the Buyer and Seller sign the closing documents which finalize the sale and then the title company transfers proceeds to the seller.

POSSESSION: This is when the Buyer has permission to occupy the home. This is typically (but not always) after alldocuments are signed and funds have been sent to the receiving parties.

BUYER’S

THE BUYING PROCESS

FIND A REALTOR® WHOM YOU CAN TRUST

Now that you have chosen a specialized buyer representative and signed a representation agreement, we will make sure that all of your needs are met and will be representing you throughout the entire process of buying your new home.

GETTING PRE-APPROVED

The first critical step in the buying process is to determine if a lender will be required or if you’ll be paying cash. If you’re getting a loan you’ll need a pre-approval letter to submit your offer and speaking with a lender will help you determine what you’re qualified to purchase. We can put you in touch with several lenders who will guide you through the best financing options to fit your needs.

CONSULTING SESSION

We will meet you one-on-one to discuss the features you desire in a home, as well as to pin-point the area you wish to live.

THE SEARCH BEGINS

Once you’ve acquired your pre-approval letter and established the type of home you’re searching for, it’s time to start looking. We are available, by appointment, to help you find your dream home. Additionally, we will notify you whenever a home comes on the market that meets your criteria. We leave no stone unturned in your search and we’ll get creative to try to also find off market listings that you otherwise wouldn’t see on syndication sites.

YOUR OFFER

Once we have identified your ideal property, we will review the primary elements required to write and submit a competitive offer. We have extensive experience in contract negotiations and will do everything possible to ensure you get the home you want for a fair price–a transaction structured according to your best interests.

THE ACCEPTED OFFER

When the seller accepts your offer, you will have what we call a “pending” offer. We’ll make sure every detail is handled accurately, every deadline is met and that you’ll receive ongoing communication throughout the process to eliminate any surprises!

INSPECTIONS

Inspections are performed during the option period to gage the health of the systems and structures of the home. If there are any issues to be addressed, we’ll negotiate for repairs, treatments, or concessions on your behalf to ensure you’re comfortable moving forward with your purchase. After all parties have agreed to the negotiations and signed an amendment, you’ll have “cleared” the option period and will be one step closer to closing.

TITLE SEARCH

The chosen title company researches the past and present chain of title, a.k.a. the history or ownership, so that, at closing, you will receive clear title to your property, free of liens. During the escrow period, you will review a commitment for title insurance which will be sent to you.

SIGNING THE LOAN DOCUMENTS

Prior to closing, you will receive wiring instructions from the title company. You will need to bring your driver’s license to the closing. Once funds have been delivered and all documents are signed, the documents are reviewed by the lender and once approved, the transaction will be considered closed and funded.

CONGRATULATIONS, HOMEOWNER!

You may pick up the keys and move into your new home!

THE MORELAND DIFFERENCE FOR BUYERS

WE HAVE ROOTS WHERE OTHERS HAVE BRANCHES

Austin is a unique place with unique buyers. We get it because we’ve been here since 1986. Our local knowledge, global connections and reputation for professional, discreet representation have made us the city’s leading boutique brokerage. Each Moreland agent is backed by our global network and by a support team ready to assist in every aspect of the process, from marketing to data-driven pricing to expert relocation. Let us put our proven expertise to work for you.

VALUE-ADDED SERVICE

Acquiring real estate is a complex business. Mistakes can literally cost you thousands of dollars or the missed opportunity of owning the home of your dreams. As a buyer, you are always in competition with other buyers who also are looking to buy their dream homes. There is a vast difference in the level of expertise and quality of service provided by real estate agents. Give yourself the advantage of working with the very best – work with us and get these value-added services that will make a big difference for you!

• As your buyer’s representative, we are fully committed to you throughout the entire buying process. We go above and beyond the norm to help our clients before, during and after the sale.

As Moreland agents, we are backed by a strong referral network with other Realtors®, homeowners, service providers and community leaders in addition to Moreland’s exclusive Central Texas membership with Forbes Global Properties and our “By Invitation Only” membership with Luxury Portfolio International® & Leading Real Estate Companies of the World®.

• Moreland’s advanced listing platforms and innovative technologies instantly alert us to properties that come on the market which meet your needs, and our internal agent network keeps us aware of upcoming and pocket listings before they hit the public market.

• We understand that every home buyer is unique. Our in-depth knowledge of Austin’s neighborhoods, schools and lifestyles will give you a head start in finding the best place for you to call home.

PREFERRED LENDERS

Working with a local lender can make the difference in the success of a transaction. Not only are these lenders excellent at what they do, able to get competitive on rates, and all-around good people; they go above and beyond to ensure their clients get the best service possible. We know all three of these lenders personally and recommend them highly.

We do not have a formal business relationship with these Lending partners, and there is no compensation to us if you choose to work with them. You are welcome and encouraged to research and work with whichever lender best suits your needs. If you do decide to reach out to these lenders, please let them know Mike and Patrick sent you! We would also be happy to facilitate a direct introduction if that would be preferable.

RUSS LAING , VISTA LENDING

Office : 512.358.6130 | Cell : 512.497.6966 | Russ@vistaaustin.com

CAMERON BREED, SWBC MORTGAGE

Office : 512. 531.1805 | Cell : 512.422.9115 | CBreed@swbc.com

TOM HALLOCK, LOAN PEOPLE

Office : 512-886-4293 | Cell : 512-829-7588 | Tom.Hallock@LoanPeople.com

“As first time home buyers, my wife and I wanted to make sure we were working with the best real estate agent we can find. We ended up interviewing four real estate agents and decided that Mike Morgan was the best fit.

Mike did not disappoint, he is very knowledgeable about the Austin market. Also, he is very calm and collected. Mike was very helpful, always available, and guided us throughout the whole process. If we decide to buy another property in the future, Mike Morgan will be our real estate agent once again.”

– MARIO A.

“We worked with Patrick who was such an amazing, efficient, and dedicated realtor. He helped us get our dream home quickly, and for the price we wanted. Patrick took care of looking into a huge variety of paperwork, questions, last minute needs from our lender, and was always kind spirited and motivated to get us our best deal. House hunting/buying can be so very stressful, but Patrick was so understanding and patient with us as that it was a very painless experience! We always felt like a priority and any house we wanted to see. We’ve already recommended him to a few people because we trust and like him.”

– CAIT B.

“Getting connected with Patrick Sarb was like hitting the real estate agent lottery! He was an absolute pleasure to be around and we formed an immediate bond. I could go on and on but a few highlights that set Patrick apart are his attention to detail, His ability to break down complicated topics and educate his clients, and he deep commitment to helping you find and actualize your dream home. I am sure he has millions of clients (because he’s the best!) but I always felt like I was the only one. He is incredibly punctual and has amazing verbal and written communication. Austin is an extremely competitive market and if you want to win you NEED Patrick on your side!”

– TYLER F

mikemorgan@moreland.com