Buyer/Seller Guide

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Why choose Rachel as your Real Estate Professional? PROVEN EXPERT -Detail oriented, self motivated entrepreneur -Member of Denver Metro Association of REALTORS -Established listing + buyer process making a seamless transaction for all her clients. -Trained to use the latest technology + tools in the industry in order to create a personal yet effective and efficient process. -Team of professionals to make your home buying or selling process a breeze!

Introducing Rachel, a passionate and driven entrepreneur with a deep love for real estate and serving her clients. She has built a reputation as a trusted and reliable partner in the industry. Rachel understands the importance of collaboration and teamwork and has developed a proven system for her clients. As a dedicated professional, Rachel takes pride in delivering outstanding results for her clients. She understands that every transaction is unique, and she works closely with each of her clients to develop customized solutions that meet their specific needs. Whether you are looking to buy your dream home, sell your property quickly and for the best price, or invest in real estate, Rachel has the expertise and experience to help you achieve your goals. If you are looking for a real estate professional who shares your passion for HOME and is committed to helping you succeed, look no further than Rachel. Contact her today to learn more about how she can help you achieve your real estate objectives. RACHEL CARDWELL HOMES

Your home is more than just a collection of walls, floors, and ceilings. It's a place where your life unfolds, where memories are made, and where your story is written.



TRUST ME TO TELL THE STORY OF YOUR HOME Rachel Cardwell l Realtor + Broker l 623-451-5823

Rachel Cardwell



YOUR HOME TO SELL Find Your AGENT, Prepare Your Home & Pre-Listing Checklist

Marketing Matters

With Rachel Cardwell Homes, brokered by EXP realty, we understand that selling a home can be a stressful and overwhelming process. That's why we have assembled a team of top-notch professionals who are committed to making your experience as smooth and successful as possible. Our team includes a stager, professional photographer, videographer and marketing professionals who will work together to showcase your home in the best possible light. Our photographer will take stunning photos that highlight your home's unique features, while our stager will expertly arrange furniture and decor to create a warm and inviting atmosphere. Our videographer will create a virtual tour of your home, allowing potential buyers to get a feel for the space before even stepping inside. With the help of our skilled and dedicated team, we are confident that we can attract the right buyers and get your home sold quickly and for the best price.

Marketing Matters

MAXIMUM EXPOSURE We understand the importance of getting your home in front of as many potential buyers as possible. That's why we utilize the latest technology and strategies to market your home across social platforms and nationwide advertising channels. We work with a team of experts to create eye-catching ads and targeted campaigns that are designed to attract the right buyers. With our extensive national network and reach, we can ensure that your home gets the exposure it deserves. So whether you're looking to sell in a local market or reach buyers from across the country, you can trust Rachel Cardwell Homes brokered by EXP Realty to get the job done!

Meet the team Christoper Weber

Cally Walker



Photography - Video - Aerial - 3D Chris is the very best in the business! Engineer + photographer= the best mix of art and science.


Cally is a skilled home stager in real estate who transforms properties into visually appealing and inviting spaces that captivate buyers. With her attention to detail and customer service, she collaborates closely with agents and homeowners to achieve a faster and more profitable sale. We're lucky to have her on our team!

Geo Flores



Adrienne is a crucial member of our team as a Transaction Coordinator. With her expertise in administrative tasks and also a licensed agent herself , she ensures a smooth transaction process. Her attention to detail and commitment to customer service make her a valuable asset to our team and our clients

Geo is an experienced Videographer in real estate who creates visually stunning videos that showcase a property's unique features and tell its story. His exceptional customer service and attention to detail make him an invaluable member of our team. We're proud to have Geo on board.

Listing price

What's My Home Worth? Pricing your home correctly is critical to achieving a successful sale, and at Rachel Cardwell Homes, we take this process very seriously. We use a variety of tools and techniques to ensure that your home is priced accurately and competitively from the start. Our team of experts will conduct a comprehensive analysis of the local market, taking into account factors such as recent sales, inventory levels, and buyer demand. We also use sophisticated software and algorithms to analyze real-time data and market trends, giving us the most up-to-date information possible. By utilizing these tools and techniques, we can help you set the right price for your home from the very beginning, minimizing the risk of extended days on market and price reductions. Trust Rachel Cardwell to help you price your home correctly and achieve a successful sale.

Talk to your real estate agent to help you determine the best price for your house.

Trust me to Tell the Story of you Home!



One thing we say over and over again is "Don't trust the estimate." Even though Zillow, Trulia and other Real Estate marketing platforms might pop out a number for your property, it's always better to have a local professional tour your home, consider all of the factors involved, and run a detailed analysis in order to make sure your home is perfectly positioned for the market. Zillow has never been inside your home! Speaking of positioning, did you know that there are very drastic differences in numbers of showings, multiple offer potential, and even Every situation is different, and depending on escrow timelines depending on which day and your Real Estate goals, it might take a few days or week you choose to list your Colorado property? even weeks to get your house ready, and that's We keep a close eye on the statistics, annual totally ok with us. We have a large network of histories, and many other factors in order to contractors and professionals who have done a make sure that your house hits the market at great job for our clients and our agents. If you exactly the right time - and it's not the same for need a recommendation or referral for a every type of home, neighborhood, or city! plumber, electrician, painter, handyman, etc, just let us know, we will be happy to make an MARKETING MATTERS introduction or pass along their information. You might keep your home looking like a designer showroom every day...if that's the case, great! Let's put a sign in the yard and let the showings begin! But, if you're like most of the people that we work with, you have a little work to do first. This might involve: • decluttering + depersonalizing • minor touchups • small repairs • staging deep cleaning and, in some cases, it might even mean some cosmetic upgrades or even remodeling. (Checklist included in this book)

We are passionate about making sure your home's story is seen + heard by potential NEED TO SELL QUICKLY OR AS IS? WE CAN HELP homebuyers. From beautiful flyers to expertly YOU WITH WHATEVER YOU NEED. crafted property descriptions and photos, our goal is to target your property's audience with We are always happy to create a Comparative attention-catching materials that get doors Market Analysis for your property so that you will unlocked. This might include targeted online have an idea of where you stand financially. We advertising, print materials, highlighted exposure will also generate an Estimated Net Sheet so that in our widely distributed newsletters, feature you can see every line item and cost involved, as placement on our website including national well as your potential bottom line profit. Pricing is reach and more. Every home's story is special + another important factor. unique...we can't wait to tell yours.

WHAT YOU CAN EXPECT EXPERT NEGOTIATION The best contract for your situation might not always be the highest price...we will help you consider all of the factors involved so that you not only go under contract but also make it to the closing table. This might include considering the best dates + deadlines for your timeline, as well as provisions like waived inspections or offers that include appraisal gap coverage. If you need to find a replacement property or would like to have the option to rent your home back for a few days or even weeks after closing, that is also something that we consider when reviewing and negotiating offers to purchase your home. We have a lot of tools in our toolbelt from years of experience and will help guide you every step of the way.

TRANSACTION MANAGEMENT Once you're Under Contract, we work to keep everything on track + moving forward as smoothly as possible. From important Dates + Deadlines to coordinating with your Buyer's Agent, Lender, and the Title Company... there are a lot of moving pieces + parts involved.


date/time: date/time:

















CLOSING IS THE FINAL STEP This is the final step in the selling process. On the day of closing, both parties sign documents, funds are dispersed, and property ownership is formally transferred to the buyer. Congratulations on selling your home!


Title insurance policy Home warranty Real estate agent commissions Title insurance policy Home warranty Remaining balance on mortgage Any unpaid assessments, penalties or claims against your property.

BRING ITEMS TO CLOSING: government Issued Photo ID House Keys Garage Openers Mailbox Keys




Rachel Cardwell


Finding a home is not just about finding a place to live, it's about finding a place where you can truly belong. It's about finding a place where you can create memories that will last a lifetime, and where you can build a life that is full of joy, love, and happiness.




FIND A REALTOR YOU FEEL COMFORTABLE WITH You will be spending quite a bit of time with your agent so you want to make sure you find someone that not only is a professional but also that you and all parties are comfortable with. There are a lot of great agents but you deserve to be represented by someone who will have your best interest in mind. We pride ourselves on continuously educating ourselves on latest market trends and conditions, as things in our market are always changing. We are full time agents and will work hard to not only find you a great home, but also negotiate all terms on your behalf and walk you through the process from start to finish. We pride ourselves on great communication and also have additioanl showing agents so you never miss out on seeing that perfect home! There are a couple extra steps before we start looking at homes after you have made the decision to work with us.

2. THE INTERVIEW What are your short term and long term goals? We aren't just real estate agents, we are your partners in building wealth through Real Estate. We are professional matchmakers. It's not all about opening doors and finding out how many bedrooms and bathrooms you want. We want to know more. Our business is built almost exclusively on referrals and we are looking to build lifelong relationships with our clients and help you discover the power of Real Estate and help you build your net worth over time. Let's have a zoom call or personal one on one and uncover what those needs are and how we can help.

3. FINANCING AND PRE APPROVAL Before we go shopping, we have to know what you can afford. This is a crucial step before we even set up a single showing. I have a list of trusted lending partners I will share with you, sellers will typically want to see a pre approval letter or proof of funds if paying cash in order to even start the offer and negotiation process.






Depending on type of loan you are applying for, here are some common items to get ready to upload when filling out loan application: last 2 years of tax returns copies of most recent paystubs permission to run your credit proof of funds (showing down payment, closing costs and possible reserves) If you have funds coming from a family member in form of a gift, additional documentation is necessary.

Knowing your true budget is so important when shopping for a home. There are so many factors when calculating what a home will cost but keep in mind that most people live in the payment, not the cost of the home. The average homeowner will not live in their home for 30 years so make sure the payment including all the fees listed above are affordable for you NOW, not a year from now when you may get that bonus or increase in pay. Each home will be different as well, even in same price point. Some factors include taxes, HOA, etc. We will help walk you through what is a realistic payment and determine the price you can afford from there.





Mortgage (principal and interest) Property taxes Homeowners Insurance Utilities Maintenance HOA dues

I know it's tempting but DO NOT open any lines of credit or make large purchases if you are looking to buy a home or under contract. Underwriters pull credit just before closing to make sure your debt to income is still the same. Hold off on the new car or the line of credit for whole new house of furniture until after you close.


8. NOW FOR THE FUN PART! LET'S GO SHOPPING! Based on your criteria, we'll be on the hunt for homes which we think might be a good match. We'll send you properties to consider and you can send us properties which catch your eye as well. If you have any questions or would like us to adjust the parameters of your search, just let us know. We are constantly networking with other top agents in the area to find coming soon and pocket listings (listings not yet available to the public). If your ideal home isn't on the market, we'll go find it. We also have additional showing agents if we aren't available so you never miss out on seeing that perfect home when it comes on the market.

9. LET'S MAKE AN OFFER! Depending on the market, there are many different strategies on how to approach writing the offer. We are experts in helping you craft the best offer to have the greatest chance of getting it accepted.

In a multiple-offer situation, there are many things we can do to structure a more attractive offer for the seller. In a slower market, we can be more aggressive with our approach. Typically, most offers are written so the buyer has to put an initial deposit (sometimes called "earnest money deposit" or EMD) a small percentage of the purchase price into escrow. This shows the seller that you have skin in the game. This is held by the title company and goes toward closing costs. We can give you a sample purchase agreement to read ahead of time so you can ask us any questions you might have. This saves time when it's go time. From there we will negotiate terms. More than likely if the seller chooses to work with us, they will submit a counter offer. This can be to negotiate price or terms. Our goal is to get our client the best price and best terms but also work along side agent on other side of the transaction to get you into your new home! Communication is top priority here.






Most offers will be written with a DUE DILIGENCE time period. This time is when you will perform nspections on the property and get comfortable with exactly what it is you are buying. We strongly recommend you attend the inspection for at least a portion of the time so you can ask questions, generally the inspector will also show you important details about the home, like where the main water and gas shut offs are. If there are any unforeseen health and safety issues with the property that were not apparent when we submitted the offer, we can prepare an Inspection Objection. The seller is not obligated to repair any of these items but it starts the negotiation process and is one of the times in the contract where if we cannot come to an agreement, you are able to terminate the contract and your earnest money is returned. There are additional dates and deadlines within this timeframe as well including, association document review, due diligence document review (documents that seller has in their possession) and a few others we can discuss when going over contract.

Unless you are paying cash for a property, your lender will require an appraisal be ordered for the property. An appraisal is a third party opinion of value. The lender will order the appraisal, but this is a buyer paid cost, typically $500-1000 depending on size of home. Sometimes your lender will roll this into your closing costs and sometimes it's an upfront cost so a good question to ask your lender prior to writing a contract. Sometimes appraisals don't go the way we want them to and come in under value. In this situation we have a couple options as a buyer. First, we submit an appraisal objection to the seller stating that the appraisal came in low and this starts the negotiation. How this plays out really depends on how competetive the market is. A couple options are: Buyer brings the difference of appraised value and under contract value in cash to closing Buyer and seller negotiate a lower sales price Buyer and seller meet in the middle....buyer brings a bit more cash and seller drops the price a bit We cannot come to an agreement and the contract is terminated with earnest money being returned to buyer


12. FINAL LOAN DOCUMENTS Your lender will require alot of documents during this process. We suggest starting a file on your computer with all docs in one easy place. Alot of times these documents will be requested more than once which can be frustrating! They will also do a final credit check and job verification. We do have a deadline in the contract for final loan approval, this is another point in the contract where if for some reason you can no longer qualify for your loan within this timeframe, you may terminate the contract and recieve earnest money back. This date is typically 7-10 days before closing. We will need final loan approval from lender by this deadline. You need to make sure you allow enough time to move funds around and have all cash to close ready and available and verfiable by the bank. Alot of title companies require that funds over a certain amount be wired for closing, double check ahead of time so you do not run into issues at closing. Please read all wire fraud disclosures that your agent sends to you, and carefully read instructions, wire fraud is very prevelant in the real estate world!

Also be aware of bank wiring timeframes so you funds arrive on time, I typically say min. 24-48 hours to be on the safe side, but really depends on your bank, some out of state banks take longer so make sure you know this info at least a week before closing. CLOSING in Colorado typically takes place at the title company. All parties sign, you deliver funds and the house is yours!

13. BEFORE YOU MOVE IN Change all utlities into your name Forward your mail! Remember to cancel utilities from previous residence Water and HOA will be transferred to you at closing through the title company Don't forget to book movers early!! Schedule a cleaning crew to clean your new home (I write this in my contract for my buyers as a request for seller to deliver home in professionally clean condition)

BUYER INSPECTIONS It's critical to take advantage of the opportunity to perform routine inspections on a property you are considering purchasing. Inspectors are experienced, trained professionals hired to put the house under a microscope and find common problems, malfunctions and/or defects in the property. Below is a list of some of the inspections buyers may choose to do:

PHYSICAL INSPECTION RADON INSPECTION (Highly recommend in the State of Colorado, we have high levels of radon (I can send you more info on radon from the EPA if not familiar) Good news, it's a relatively easy and inexpensive fix! S SEWER SCOPE (DO NOT SKIP THIS!!) ROOF INSPECTION STRUCTURAL OR GEOLOGICAL INSPECTION HVAC INSPECTION WELL TESTING, IF PROPERTY HAS A WELL WILL ALSO NEED WATER TESTING, WELL FLOW TEST AND POTABILITY TEST SEPTIC SYSTEM , RECOMMEND HAVING SYSTEM TESTED BUT ALSO PUMPED The next step is to review the reports and decide whether or not there are any unforeseen health and safety items we'd like to ask the seller to correct. Although this is often the 2nd round of negotiations between buyers and sellers, it's also a time when deals come to a stalemate. Here we recommend keeping the big picture in mind.

Client Testimonials

Five Star Professional!! Check out all my Google Reviews Rachel is our Realtor of choice in the Winter Park area! She and her team helped us with our home purchase and a home sale! She was calm, cool and collected if we had any closing hiccups and kept the transactions together. Rachel is also very quick to respond to any questions or concerns which is very important when dealing with deadlines. Thanks Rachel!! - Don + Jenny Let me start this review by saying Rachel is a rock star! She helped my wife and I easily navigate the crazy real estate market we live in today. Due to her guidance and transparency on the realities of the market we were able to get under contract on the first property we offered on in Fraser, CO! While some of this is luck that was out of anyone's control, a large chunk of the credit has to go to Rachel for being up to date on the market trends and actively communicating that to us. Though what really sets Rachel apart from most other Real Estate Agents, and the primary reason we went with her is she approaches real estate from an investor's point of view. She has personal experience in both long term and short term rentals, and is quick to share her best practices. This was very helpful for my wife and I, as we are just now starting out in our real estate investing journey. Having now worked with Rachel on the buy side, I would have no hesitancy working her on the sell side. In fact we were so impressed we will definitely be recommending her to any friends and family that are looking to buy or sell in the Denver or Grand County areas. -Matt + Courtney

Thank you, thank you, thank you Rachel! Rachel and her team are absolute ROCK STARS! Rachel is extremely knowledgeable about the market and the local area while leveraging her extensive network. From the start to finish of the selling process, Rachel was there every step of the way, a consummate professional, who truly cares about her clients. She is very responsive to texts, phone calls and emails - any questions we had were answered quickly. Selling in this market with multiple offers, Rachel made the process seamless, clean and easy! Not only do you get an amazingly knowledgeable real estate agent, you also gain a friend. Highly recommend Rachel for your home buying or selling needs. _Kevin + Lisa Rachel was referred to us by friends and we couldn’t be happier about the connection. We were relocating from out of town, we had to find someone we could really trust and be patient with us throughout the entire buying process. We connected with her early, she got to know us, our family, our home needs, and what we were looking to get out of Colorado. She was amazing throughout the process, super professional and responsive. We couldn’t recommend her more. She also provided great referrals for all the services we needed through closing. Rachel was always so great with following up and even dropped by weeks after we moved in. She’s a wonderful person, and excellen t realtor. Highly recommend, 10/10! -JC + Jessica

Rachel was absolutely fantastic through every single process of purchasing our new home. Rachel spent the time to listen to our concerns and answered each question toughly, no matter how small. She took our time into consideration and every home we saw was exactly what we were looking for, with no wasted time. I would recommend Rachel to anyone in the home buying process, as she will make this smooth and easy for you! -Wayne + Emily


TYPICAL BUYER CLOSING COSTS Lender title insurance policy premium Document Prep Closing services fees (sometimes split between buyer and seller) New loan charges (orgination fees) interest on new loan from date of funding to 30 days prior to first payment date assumption or change of records fee inspection fees appraisal home warranty (if applicable) any city or utility transfer fees

This is the final step in the selling process. On the day of closing, both parties sign documents, funds are dispersed, and property ownership is formally transferred to the buyer. Congratulations on your new home!

BRING ITEMS TO CLOSING: Government Issued Photo ID Funds to close

Congratulations on your


Rachel Cardwell

Broker + Agent