Seller Guide
LISTING YOUR PROPERTY WITH ONWARD REAL ESTATE
To Nashville's future. And yours.
For those invested in the Nashville community and want a piece of it to call their own, Onward is more than a brokerage we are a locally owned community of real estate agents deeply committed to making Middle Tennessee a great place to live for all of us. Through our collaborative approach and personalized support, we deliver unmatched training and deeply rooted market expertise to help our agents thrive.
Because when our agents succeed, our clients and community do, too.
Because it's more than a house.
It's a place we call home.
Real estate is local and so are we. Our leadership team has worked in Middle Tennessee for more than 50 years — and we're not going anywhere. When you work with Onward, you'll get deeply rooted local expertise that knows how to navigate the local market so you can make the best investment.
Invested in Nashville Expert Agent Community
At Onward, you don't just get an agent — you get access to an expert community of Realtors. We've built the most collaborative real estate brokerage in Nashville, so you can tap into a team of experienced agents dedicated to helping you achieve your goals.
Trusted, Quality Agents
We don't care about being the biggest real estate brokerage in Nashville. We want to be the best. That's why we don't select just anyone to be on our team. We hand-pick quality agents who fit our culture and meet our service standards. The result is a team you can count on to help you find your next home or make your next move.
1. Preparation
Together, we’ll explore your motivation, preferences, and the key factors influencing the sale of your property. Insights gleaned from the consultation will inform our timeline, pricing, and overall marketing strategy.
ADVERTISING
ᐧ DIRECT MAIL
DIGITAL ADS
WEBSITE CAMPAIGNS NETWORK PRICE&TERMS
MARKETING
ᐧ SIGNS MLS SHOWINGS
REALTOR® SELLER
MOTIVATION
PROPERTY CONDITION
AVAILABILITY
MARKET CONDITIONS
ECONOMY
ᐧ INDUSTRY RELOCATION
DISPOSABLE INCOME
LOCATION AREA COMMUNITY
FINANCIALMARKET INTEREST RATES LOAN PROGRAMS BORROWING CAPACITY
COMPETITION
RESALE NEW CONSTRUCTION RENOVATION
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Consultation
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• Discussservices,thesellingprocess,and respectiveRealtor/Sellerresponsibilities. Establishtimelineandgoalsforsellingyour property.
Reviewandsignexclusivelistingagreement. Considerbuyerincentivesand/orconcessions.
Property Improvements
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• Assesstheconditionandcurbappealof yourproperty.
Recommendationsareprovidedbasedon propertyconditionandreturnon investment:
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› › › Major and minor repairs Upgrades
Cleaning and decluttering Staging furnishings, if needed Lawn maintenance
Pricing Strategy
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• ReviewComparativeMarketAnalysis(CMA). Discusslocalmarketconditions-inventory, interestrates,daysonmarketfora propertyofthistype,price,andlocation. Factorssuchaspropertylocation,local schools,propertycondition,upgrades,and floorplanaretakenintoaccount. Anappropriatelistpriceisdetermined basedonCMAandpropertycondition.
GETTING YOUR HOME MARKET-READY AS YOUR AGENT, I WILL:
Mow lawn, trim shrubs, mulch beds, and add flowers.
Apply fresh paint to front door. Make minor repairs.
Hire a professional to complete major repairs and upgrades.
Clean or replace soiled or worn carpeting. Remove personal items.
Declutter all spaces, even closets and cabinets. Paint walls a neutral color.
Arrange furniture according to a specific function for each space.
Hire a professional to deep clean.
Research comparable listings and prepare a comprehensive listing presentation package, including a Comparative Market Analysis (CMA).
Verify property details—taxes, title, deed, land use, zoning, utilities, sewage, termite bond, dimensions, lot size, plan/plat, HOA, and local schools.
Suggest property improvements and reliable vendors to enhance market appeal.
Provide insights on current market conditions and trends that could influence pricing and time on market, setting realistic expectations based on your goals.
Recommend a list price with optimal positioning and strategic pricing.
Serve as your dedicated advisor, representing your interests from start to finish.
Recommend a closing/title attorney.
Suggest a mortgage lender if you’re also purchasing a new home.
2. Marketing
Crafting an effective marketing campaign is both an art and a science. Our goal is to captivate the right prospective buyers by showcasing your property’s unique story through a multichannel marketing plan designed to maximize exposure and spark interest.
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Pre-Market & Launch
WHAT TO PROVIDE FOR MARKET LAUNCH & SHOWINGS
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Yardsignisplaced.
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• Professionalphotography,videography, andmeasurementsarearranged.
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PropertyislaunchedontheMLSbroker marketplace.
Off-market/comingsoonlistingsareinternally promotedthroughOnward'sagentnetwork. Interestisgaugedthrough"ComingSoon" marketingandprivatebrokeropenhouses.
Multi-Channel Marketing
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• Listingissyndicatedtohundredsofwebsites -Onward,Realtracs,Realtor.com,Zillow, Redfin,Trulia,etc.
Digitaladvertisingistargetedacross Facebook,lnstagram,andotherplatforms. Socialmediacontentispublished.
Emailmarketingissenttolocal,activereal estateagents.
Printmarketingsuchasflyersorbrochures arepreparedforshowings.
Showings & Monitoring
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• Showingappointmentsarecoordinated withbuyersandtheiragents. Publicopenhousesareconducted, asrecommended. Showingfeedbackreportsareprovided.
One set of keys
Tennessee Residential Property Disclosure
Warranties and receipts for any repairs or improvements
List of items excluded from the sale
House and floor plans from previous appraisals
Service contracts, utility provider details, and average monthly bills
HOA contact information, fees, covenants, and bylaws
Termite bond documentation
Rental information, including lease copies and tenant contact details
Current appraisal report
Certified survey or plot plan
AS YOUR AGENT, I WILL:
Pre-market and promote your property to Onward agents and external networks.
Devise a marketing strategy that effectively positions your home for the right buyer.
Prepare showing instructions and offer guidelines for buyers’ agents.
Conduct property showings and follow up with promising leads and agents.
Closely monitor market trends and review feedback from showings to adjust the sales strategy as needed.
Update the MLS with any necessary changes.
3. Offer
When you receive an offer to purchase your property, it's essential to review it carefully. The offer outlines the price the buyer is willing to pay and the specific terms they propose. In a strong market, a competitive offer may be close to, at, or even above the list price.
Offer Submission
• • A writtenofferissubmittedbythebuyer’s agentintheformofaTennesseeAssociationof Realtors®(TAR)PurchaseandSaleAgreement. Offerisreviewedwithattentiontothe followingterms:
› › › › Price Timeline Closing expenses Contingencies – Financial, Appraisal, Inspection, Home Sale
• Determineiftheofferalignswithyour needsby:
› › › Accepting and signing the offer Rejecting the offer entirely Submitting a counteroffer to the buyer
• Respondtomultipleoffersby:
› › Accepting the most favorable offer Countering the offer closest to the preferred price and terms
Negotiation of Terms
• A realestatecounterofferispreparedand conveyedstatingthatthesellerhasaccepted thebuyer’soffersubjecttoparticularchanges totheoffer:
› › › › › › Higher price Altered closing date Buyer concessions
Modified home sale contingency time frame
Refusal to pay for buyer closing costs or home warranty
Excluding personal property
• Negotiatethecontract'stermsasneeded.
AS YOUR AGENT, I WILL:
› › › › › › Maintain prompt and clear communication between you and the buyer's agent.
Provide guidance while evaluating the terms of submitted offers.
Advise on property inclusions and conveyances with sale.
Discuss estimated closing costs.
Confirm buyer's legitimacy by ensuring they are pre-approved for a home loan.
Prepare and submit counteroffers, acceptance, or amendments.
4. Contract
Once we’re under contract with a buyer, I’ll closely monitor the timeline and coordinate with the buyer’s agent to ensure all contract contingencies are met. I’ll guide you through the contract conditions and assist with any final negotiations to ensure a smooth path to closing.
Acceptance
• • ThePurchaseandSaleAgreementisaccepted andsignedbyallparties,becomingalegally bindingagreement. The"duediligenceperiod"issetintomotion basedonthecontractdate.
Property Inspections
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• A propertyinspectionisscheduledbythe buyer'sagent. Inspectionreportfindingswillaffectthebuyer’s response:
› › › Accept the property in its current condition Terminate the contract and receive a full refund of earnest money Negotiate repairs or credits
• Signaddendumwithagreed-upon repairs/replacements. Appraisal
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• Anappraisalisorderedandscheduledby thelender.
Alowappraisalmayimpactbuyerfinancing andrequireadditionalnegotiations. Appraisalandfinancingcontingencyremovals aresignedbybuyerandconfirmedwithlender.
AS YOUR AGENT, I WILL:
Send the accepted contract to the buyer’s agent.
Ensure all necessary documents are signed and all contract terms are met on schedule for a timely closing.
Help prepare property and provide access for inspections.
Evaluate and negotiate repair requests as needed.
Recommend trusted service providers and ensure repairs are completed within the contract’s due diligence period.
Contest the appraisal if it appears too low.
Track all contingencies and confirm that contingency removals are signed by the buyer.
Coordinate with the closing/title attorney to conduct a title search and schedule the closing date.
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5. Closing
Atclosing,you’lltransferthe propertytothebuyer,fullypay offanyexistingmortgages,and receiveyoursaleproceeds.If you’reusingtheseproceedsfor anewhomepurchasesoonafter, asmoothclosingprocessis essential.I’llberighttherewith youattheclosingtabletoanswer anyquestionsandensure everythinggoesseamlessly.
Signing & Funding
• • • • • • Reviewsettlementstatement providedbytitlecompany. Signclosingdocuments. Receiveproceedsfromthesale. Thedeedistransferredtothebuyer. Cancelhomeownersinsurancepolicy aftertransferofownershiphasbeen recorded.
Celebrate!
CLOSING EXPENSES
Existing Mortgage Payoff
Home Equity Loans
Seller Expenses
Buyer Expenses, if applicable
Moving Expenses
Preparations & Walk-Through
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• Initiatemortgagepayoffprocesswith yourlender. Arrangeforutilitiestoendserviceon thedayofclosing. Removeallbelongingsexcluding “remainingproperty” listedinPurchase andSaleAgreement. Completeagreed-uponrepairs. Cleanproperty. Finalwalk-throughisconducted.
AS YOUR AGENT, I WILL:
› › › › › Coordinate the final walk-through with the buyer’s agent.
Address any questions or concerns from the final walk-through with the buyer’s agent.
Confirm that all paperwork is signed and prepared for an on-time closing.
Attend the closing to provide support and answer any questions.
Offer continued support by providing seller checklists and staying connected for any future real estate needs.
