SELLER'S GUIDE
Seller's
Guide
- 2020
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SELLER'S GUIDE
Welcome Home. Dear Seller, So, you have made the decision to sell! Congratulations! No matter the reason, this will be a time of immense joy. But, there may also be some anxiety. You might be asking "do I need a Realtor?", "who do I choose?", "should I do updates?", and "what kind?", "is the buyer qualified?", and of course the BIG question…."what is the best price?" The answer to the first two will pay dividends for the remaining questions. Your realtor really does make a difference and the knowledge, experience, and professionalism they bring is what sets them apart. You want someone that can help walk you through all the tough questions, offer resources and experience where needed and provide constant transparent communication at all times. No games, no hidden agendas, just honest feedback. As an experienced Realtor®, I bring a team of qualified professionals and specialists to present your home at it’s best. With a comprehensive marketing strategy, I negotiate to get you the best possible terms and work to close you on time and hassle free. I offer my clients a deeper insight into buyer and seller behavior based on current market conditions, advice, resources on strategic pricing, what helps a property sell, the value of making updates, the importance of staging and more. When it comes to an offer, I walk you through all the contracts, and give you feedback on how to best negotiate and navigate you through the closing process. Overall, my comprehensive strategy is individualized to meet your unique needs and my proven experience gets you the best result possible. Let's get started!
DARLA NUNLEY R E A LT O R ® BBA-MARKETING, CHMS , CNE
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SELLER'S GUIDE
The whole listing and sale process was hassle free and uncomplicated because of Darla's involvement." -Pat M.
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SELLER'S GUIDE
Seller's Guide. My Resume
05
Why Choose Me
06
My Impact
07
M a r ke t Va l u e
08
Saleability
09
10 Step Marketing Plan
10
Contract to Close
13
G l o s s a r y o f Te r m s
16
C l i e n t Te s t i m o n i a l s
18
Determining The Value of Your Home The True Market Value Ways We Can Improve The Value
Step by Step Process
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SELLER'S GUIDE
My Resume. I am a full-time Texas Real Estate Agent that has received numerous awards, closed millions in real estate and built a successful business with satisfied clients. Before my career in Real Estate, I spent several years working in the highly competitive world of marketing and advertising. I understand the importance of communication, superior marketing and getting the best return on investment possible. While I strive to be the best at everything I do, my clients say my most valued skills are market analysis, negotiation, business and communication skills. My qualifications include a Bachelor of Business in Marketing, Certification as a Home Marketing Specialist (CHMS) for Asset Staging and a Certified Negotiation Expert (CNE). Along with my years of experience, these are my essential tools to help position buyers in an ever changing market. I have worked with amazing clients like you such as military, first-time homebuyers, luxury, farm and ranch, as well as the ever-desired single-family home. With all the complications in buying a home, who you chose as a Realtor® matters. I love what I do and look forward to working with you.
MILLIONS
EXPERIENCED
MARKETING
IN REAL ESTATE SALES
FULL-TIME R E A LT O R
BACKGROUND & BBA DEGREE
NEGOTIATION EXPERT
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SELLER'S GUIDE
Why Choose Me? Communication
Past Performance I have closed more transactions as a single
I want you to know what is happening each
agent than 95% of most agents in their entire
step of the way and what to expect. I provide
career. I put a high value on customer service,
you with weekly updates and inform you on the
client
I
status of the sales process. You are able to email,
partner with you from the initial meeting to
text or call with any questions or comments you
the closing table.
may have.
satisfaction
and
communication.
Referrals
More Money i n Yo u r P o c ke t
70% of my business comes from past clients
In order to net you more money and negotiate
and referrals.
you the best offer, I will review the current
Clients return because of my
professionalism,
transparency,
advice
and
superior customer service. They entrust their
home values in the area and price your home competitvely.
family, friends and co-workers to me because they know I can get the job done.
Te c h n o l o g y Mobile Agent
From virtual tours and facetime showings to working with lenders to digitally close, I utilize
How can I serve my clients at such a
the latest tools to help ensure our clients
personal level? I am a Mobile Agent. All
receive the best competitive advantage. To
documents, contracts, listings, resources and
help keep me at the top of my game, I do my
communications are available to you matter
research, attend continuing education courses
where I am.
and stay up-to-date on nationwide and local real estate news.
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SELLER'S GUIDE
My Impact. Expert Guidance I'm here to guide you through making informed decisions that lead to a satisfactory sale. I research the comparables in your area and complete a competitive market analysis to determine the best list price for the sale of your property. With strategic recommendations for repairs and cleaning, we'll make your home more attractive to buyers. As offers come in I'll present and respond in a timely manner and negotiate the best price and terms available, always keeping your specific needs in mind.
Responsiveness Your time is valuable and I know its critical to return your calls and emails promptly. I track and monitor dates and deadlines while adhering to your instructions and concerns.
Accounting I will monitor receipts of all earnest money deposits and keep track of valuable documents. I'll deliver and review final statements and settlements in a timely manner.
Loyal ty You are my priority in everything I do. I always keep your personal information strictly confidential. You can count on me to always act in good faith and place your interest above all others.
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SELLER'S GUIDE
Market Value. D e t e r m i n i n g T h e Va l u e o f Yo u r H o m e First, I want to clarify what the market value of your home is not. Your home value is not determined by the equity you have in the home, what you want for the home, what it's appraised for, or what you heard your neighbor's home sold for. It's also not what the tax office, insurance company, or Zillow says it's worth.
T h e Tr u e M a r ke t Va l u e The true market value of your home is what a buyer is willing to pay for the property based on the number of competing homes that have recently sold. To find this specific value we use today's market, competition, financing, economic conditions, location, updates and timing to come to the best price range for your home.
Wa y s We C a n I m p r ove T h e Va l u e With advised and thoughtful renovations and even small updates we can increase value. We can also utilize proven marketing strategies like offering a fair price and good terms to attract buyers.
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SELLER'S GUIDE
Saleability. 4 Factors that Affect Saleability 01. Price Point Pricing your home for the current market is important for maximum exposure and ultimately, a satisfactory sale. Factors that determine a property's value are location, design, amenities, competing properties, and economic conditions. Factors that actually have little to no influence are things like the price the seller originally paid or the amount spent on improvements.
02. Market Conditions The real estate market is always fluctuating. As your agent, I wil discuss the pros and cons of listing during various market conditions.
03. Property Condition The condition of your property has a lot to do with the selling price and how quickly it will sell. If there are repairs needed or if professional staging is required, I am here to assist, offering my guidance and network.
04. Market Exposure My focus is on what we're able to control - market exposure and negotiating offers. I want to get the most qualified buyers into your home in the least amount of time. With a comprehensive marketing plan, your home will get noticed in any market.
10 Step
Active Marketing Plan — 10
D A R L A N U N L E Y | R E A LT O R
Active Marketing Plan The key to our marketing plan is the daily contacts we make to prospective buyers and to top agents in the area who have buyers we want. Traditional methods of waiting for the buyers to come to us are not nearly as effective. Active marketing makes the difference and you can count on me to promote your home to buyers.
01.
P r e p & S t a g e Yo u r H o m e First, we'll develop a list of features and benefits of your property for cooperating agents to use with their potential buyers. We'll work together to stage your home to make it look it's best. This includes decluttering, minor repairs,
02. 03. 04.
painting or updates.
Professional Photography With a professional photographer we'll be sure to capture your home in it's best light. Video/virtual tours can be used to enhance the buyer's online experience.
MLS & HAR We'll submit your home to Houston's Multiple Listing Service (MLS) or Houston Area Realtors (HAR).
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Co-Broker Advertising Our Champions Network currently has over 2,200 agents and a network of other top agents around the country to help promote your home. I'll prepare digital marketing materials to local agents who have waiting buyers. We are also able to offer a live or coming soon option to get the home on the market to agents only as you prep and make ready.
05. 06.
Online Listing Your home will be advertised on all of the top real estate websites including: Zillow, Realtor, Trulia, & Homes.com. Accuracy with all the information here is key.
Marketing Materials To further market your home, I create a personal listing website,
home
details
package,
professional
color
brochure and flyer for your property.
07.
Digital Advertising I'll promote your property on all social medial outlets including Linkedln, Facebook, the HAR listing website and my personal website. I also connect with top agents in the area to give your home the most exposure.
08. Signage
For additional exposure we will install a professional sign and secure lockbox on the property so agents & buyers can view your home and so those closest to your home can help spread the word.
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09.
Competitive Pricing Throughout the whole process, I'll be actively analyzing the market and adjusting the pricing strategy all within a strategic timeline that is right for you.
10.
Active Feedback Finally, we'll review feedback with you as soon as it is available and advise changes accordingly. I'll send you a weekly Marketinsite Report that delivers in real time what is happening with real estate sales around you.
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SELLER'S GUIDE
Contract to Close. Co n g r a t u l a t i o n s ! Yo u ' v e j u s t a c c e p t e d a n o f f e r . Now that you have signed the contract with the buyers, these next few pages will give you an idea of what to expect and, with my help, guide you through every step of the process. Remember, I'm always available for questions at any time! As your agent, it's my job is to make sure you are confident in the process.
So, What Happens Now? As the Seller, your responsibilities are much easier than the buyer. But, even though you are now "under contract", it's not a done deal. There are quite a few steps inbetween now and closing day. It is time to get serious if you are looking to purchase a new home. From the time we sign the contract until we close is an average of about 30-45 days.
Step 1.
SELLER'S GUIDE
We have successfully marketed your home, negotiated offers and accepted a signed contract. First, the buyer will deposit the earnest money with the Title Company listed on the contract and they will "open title" and begin obtaining the title commitment.
Step 2. You will receive a check for the option fee, please cash it. The Buyer has a specified number of days (normally 7-10) to have their inspections completed and negotiated. Any requests have to be submitted in writing and agreed upon before the final day at 5 p.m. in the time zone where the home is located. If we come to an agreement on any repairs, we move forward. If we do not, the Buyer will terminate the contract, refund the earnest money and we seek a new buyer by putting the house back on the market. Keep receipts for any repairs. Utilities must be on for inspections.
Step 3: Survey & Appraisal The Buyer's lender will schedule an appraiser to come out and appraise the home. The appraisal must come back with a value of the contract price or more. If not, there are two options: 1) either the Seller reduces the price to meet the appraised value or, 2) the Buyer makes up the difference in cash. If we appraise low and do not come to an agreement, the Buyer can terminate the contract and we relist the home. The lender will only lend on the appraised value of the home. This is why listing your home at Market Value is crucial we want to avoid appraisal problems.
Step 4: The Title A title commitment will be sent to all parties in a timely manner upon receipt of earnest money. The title commitment is used to insure a clear title to the buyer. There are 4 main sections, each detailing different areas of review. I will supply you with information on what to look for when we receive that information. Any clouds on the title will need to be cleared prior to closing.
Step 5: Closing Disclosures As the lender is doing all the work to prepare the file to submit to underwriting and we are waiting on a "clear to close." This means we have a green light to continue the closing. A disclosure is prepared by the title company for the parties to review. Be sure that I receive a copy so I can review for any needed changes. If there are any amounts that need to be corrected, we go back to the title to correct. They will inform you of all the fees and amounts due as well as the amount of proceeds you will receive from the sale of the home. You may receive a check or you can wire directly to your account so funds are available immediately.
Step 6: Closing Day Preparation Once the option has passed, title commitment has been reviewed, and appraisal has been released, it is time to begin moving. This means canceling insurance, preparing a moving company and making utility changes. Set these changes for the day after close if possible, this helps with any overlap of the buyer for transfers.
Step 7: Closing Day It's closing day! A walk through of the home is scheduled prior to closing to ensure all agreed repairs were done and the home is in clean and presentable condition. The closing will take place at the title company and normally take about an hour. Once the loan is funded, you receive any proceeds, we hand over the keys and you are closed!
Glossary of Terms When buying a home it is important to understand some of the key concepts and terms relevant to your home purchase contract. Throughout the process I will be available to explain any unfamiliar terms you encounter.
Appraisal: A certified estimate of the market value of a property based on local market data and the recent sale prices of similar properties. An appraisal is conducted by an independent appraiser whose job is to assess the monetary value of the home.
Closing Costs: There are many costs involved with closing a home. Both Seller and buyer are responsible for their own costs unless negotiated in the contract. A seller's costs typically include the title policy, recording and legal fees from title company and commission to the realtors. A buyer’s costs usually pertains to the lenders fees, escrow prepays, and title company fees. The costs will be estimated to you by your lender and finalized just before closing. You can estimate 3-4% of the contract price of the home. This is in addition to the Down Payment/Earnest Money required by the seller. Your lender will determine if you need to negotiate those in the offer.
Competitive Market Analysis: This is a report prepared by your realtor when evaluating the potential best price on a home. It takes into account homes in and around the subject home area that best fits the property. It is a best guess and used for analysis purposes only. The market price of a home is what a buyer and seller are willing to purchase and accept a sales price on, not just a set of numbers. Your realtor should go over the
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numbers with you and provide a solid range given the market of recent solds.
Contingency: A clause in the purchase contract that describes certain conditions that must be met and agreed upon by both buyer and seller before the contract is binding.
Counter-offer: An offer, made in response to a previous offer, that rejects all or part of it while enabling negotiations to continue towards a mutually-acceptable sales contract.
Earnest Money: A deposit given by the buyer to bind a purchase offer which is held in escrow. If the property sale is closed, the deposit is applied to the purchase price. If the buyer does not fulfill all contract obligations, the deposit may be forfeited. The earnest money is typically 1% of the contract price.
Funded: Once the buyer and seller have signed all the documents and the lender or title company has cleared all the paperwork, the last item is a funding confirmation. This tells the buyer that money has been received and will be distributed. It is at this time the buyer will be given keys to the home.
Home Inspection: Professional inspection of a home, paid for by the buyer, to evaluate the quality and safety of every component. Home inspections range from $400-700 depending on what you are having inspected. Add-ons can be termite (VA Requires at $85), pool, well, septic, etc. This money is always non-refundable.
Option Fee: The option fee provides a buyer with a grace period to allow termination of the contract within a 5-10 day window. It's typically anywhere from $100-250.
Pre-Approval: Issued by the lender after buyer has provided necessary paperwork and lender has verified documentation. This is not a final approval as lender underwriters will make the final decision.
Real tor Fees: An amount paid to the Realtor as compensation for his/her services.
Recording Fees: Charged by the county clerk to record documents in the public records.
Survey: A property survey defines the boundaries of a plot of land. This clarifies the size and where the land begins and ends as well as any existing encroachments and
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easements. An updated survey is important for legal municipal laws that are not fixed and can change from time to time. A new survey is typically a buyers expense usually $500 depending on property size.
Tax Certif icates: Certifications issued by taxing authorities showing the current year's taxes, the last year the taxes were paid, and any delinquencies and is collected at closing.
T i t l e P o l i c y : This is a commitment outlining different areas of clearance. The title company will deliver a set of exempted coverages and clear any clouds on the title that prohibit the seller from delivering a clean deed to you. Items included are if the survey is approved if one is provided by seller, all the exclusions listed in the insurance policy including survey coverages unless additional insurance is purchased, all the parties involved in the contract and any clouds currently recorded with the title, etc.
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SELLER'S GUIDE
Testimonials. Jeff S. "Darla was a personal recommendation from my brother and she absolutely hit it out of the park. Followed up regularly, cut out all the noise, and broke everything down to the facts. We always felt like she had our back through the whole process. Very pleased and would absolutely recommend her to anyone looking for a Realtor."
Shannon V. "I cannot say enough about our experience with Darla Nunley!! She was prompt at getting our house on the market as we were on a short time frame, photos were beautiful and she spent a great length of time putting descriptions to each photo posted on HAR. She followed up with each agent after they showed our house to push them for feedback and when we got our offer she knew the answer to every question asked. We had an offer in 8 days from going on the market. I have and will continue to recommend her."
Katie H. "Darla was absolutely amazing. She took fantastic care of me and was able to help me find the perfect home to suit my needs. She had the resources to get my loan approved and taken care of and she worked with me through all the issues that come with buying a house. I couldn't of made it through the process without her!"
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SELLER'S GUIDE
Murray and Pat M. "Darla gave me good advice on how to market my home for the best combination of price and days on market. She arranged for staging and other services to help me get the house ready for market. She prepared a comprehensive information package for prospective purchasers and provided market data to set a fair price. Darla managed my home sale actively and kept in touch appropriately. The listing and sale process was hassle free and uncomplicated because of her involvement. She is a pleasant and very qualified. I would be pleased to do business with her again. Highly recommended!"
Landon and Lauren C. "My fiance and I were extremely happy to have Darla as our Realtor! She did a fantastic job looking through the various areas we were interested in and sending us numerous options to look through. She did a great job making time to show us the houses we were interested in and communicated extremely well. She was awesome at explaining a ton of complex information that we did not understand as first time home buyers. We would highly recommend Darla to anyone looking at buying a home!"
Te r r a n c e a n d C h r i s t a n H . "Darla was the epitome of a Realtor professional. She kept me and wife informed at all times throughout the entire process. We will definitely recommend her to our family and friends looking to buy. She's became our lifetime Realtor. We could not have asked for a better agent!"
Seth M. "Darla is a great Realtor and a great person to work with. She made the transaction very easy and guided us through every step. She is a very knowledgeable person and we would definitely recommend her services to anyone."
Gary and Suzanne A. "It was a great experience working with Darla! She was amazing. Worked very hard on our search and was in contact with us regularly."
Thank You! Darla Nunley Real tor®
darla@darlanunley.com Mobile: (7 13)705-167 1 Off ice: (281)324-1300 www.darlanunley.com
25419 FM 2100 Huffman TX 77336