Home Sweet Home Realty, Inc.

The Exclusive Sale
For Sale By Owner
Full Disclosure
Getting Ready to Sell
Home Inspection

House Odors
Houses and Pets
Low Offers
Market Analysis
Marketing Plan

Negotiations
Our Commitment to You
Over Priced
Prepare Home For Showing
Pricing Your Home

Selling Tools
Selling Your Home
Tarket Marketing
Why You Should Work With Us

The Exclusive Sale

The most common and popular arrangement to have with a Realtor when selling a specific property is an "exclusive right-to-sell". This type of agreement has advantages for both the broker and the seller. It allows a Realtor to give his or her full attention to marketing a seller's home or property for a certain period of time without competition from other real estate companies. Within such an exclusive arrangement, the Realtor shares the listing with national and worldwide referral networks through the Multiple Listing Service that is subscribed to by most real estate sales professionals. The MLS listing assures your home of the widest possible exposure to the market place. Nine out of ten homes that are sold today are "listed" homes.

For Sale By Owner

The paperwork is a major cause for concern for homeowners who try to sell their home with a "For Sale By Owner" sign in the front yard. Using a standard real estate sales contract can be a risky proposition because of the many new local and state governmental requirements which cover everything from disclosures to tenants' rights. Professional Realtors understand the paperwork and know the pitfalls that can render a contract unenforceable. In the course of many real estate transactions, the buyers have at least some desire to back out of the contract between ratification and the closing. And they will be able to do so, if the paperwork does not meet the precise legal requirements of the local jurisdiction. The terms of the sale should be set forth in a clear and unambiguous way in order to avoid a costly dispute. Many of the homes that we list started out as "For Sale by Owner" transactions that didn't result in a sale.

Full Disclosure

You are about to list your home and since you have lived there for many years, you know that it is not perfect. There's a leak in the basement that is noticeable only after a heavy rain, the garage door sticks, the toilet in the master bath works like a fountain, and the dishwasher is prone to work stoppages. Any home has some quirks. When it is time to sell your home, you have a choice of either making the repairs or letting the buyers know what the problems are, especially any potentially serious problems.

Some buyers will want a structural inspection so that they will have a good idea about what they are getting into. Even if the buyers don't ask for an expert to look at the house, it is the seller's responsibility to disclose any defects in the property that they know about. A concealed problem may come back to haunt you after the closing. Many lawsuits involve undisclosed defects, and the settlement of these cases makes the cost of repair or the price concession during the sales look like a real bargain.

Getting Ready to Sell

You have a listing appointment with a Realtor who shows up with a detailed market analysis and a list of all the advantages of listing with his or her company. The agent then goes through your home with you, making suggestions about how you can present your home at its best. This last part makes some sellers a little uncomfortable. The Realtor's recommendations about cosmetic "fix-ups" make them realize how they have put off all of those "little" projects. If the suggestions about the cat box, spider webs, kitchen and bathroom cleanup, and removing clutter make you feel a little defensive, remember that none of this is personal! Most sellers need a little coaching to make their homes show well. Providing suggestions is an important part of our job. The better your home looks while it's on the market in Fort Collins, Colorado, the more likely it is to sell quickly, and for top dollar.

Home Inspection

Sellers can prepare for a Home Inspection by doing the following:

1.. Repair cracked or broken masonry, particularly on steps, walkways and curbs.
2. Remove stored materials from around the boiler/furnace and the water heater so the inspector can easily access this area.
3. Check the caulking and grout around the bathroom tub and tile areas. Recaulk and grout as necessary.
4. Examine windows and doors. Replace glass panels, hinges, springs and locks if broken or faulty.
5. Since the inspector will check the mechanical and structural components of the home, clear a path for access. If doors are locked, have keys ready.
6. Remove boxes and other items from around the unfinished basement foundation walls so a thorough inspection can be made.
7. Keep household records, such as appliance service records, receipts for major repairs and electrical bills handy.
8. Take a walk through your home with an objective eye. Little things such as a sticky window or leaky gutter may be only minute details to you, but to the purchaser those small problems may appear symptomatic of larger ones, such as continual settling of the foundation or water in the basement.
9. Overall, the home should be neat and routine maintenance work should be completed.

House Odors

Be careful of odors in your home. If your family room smells stale or your cat or dog has left a distinctive odor in the hallway, the important thing is to remove the root cause of the odor rather than to merely treat the symptoms. Smells have a powerful effect on the way people react to a house, and no amount of room freshener or vanilla on the light bulbs can mask a serious odor problem. In fact, such remedies may draw attention to the problem. We have seen homes with an odor problem languish unsold on the market for months or sell for thousands of dollars less than comparable homes in the neighborhood. If you think that you may have a problem, talk candidly with your Realtor. Your agent should be able to offer some constructive suggestions, and perhaps refer you to a professional who can help banish house odors from your home!

Houses and Pets

Most Realtors are animal lovers and have pets of their own, but we have all shared stories of having our fingers or ankles nipped by furry creatures during a showing. We have opened the front door to the home we are showing only to have a purebred Persian kitten scoot toward the nearest busy street. If you have pets and are going to put your house on the market, be sure to work out the showing arrangements carefully. It is important for us to be able to communicate to our colleagues what to expect when they pass through your front door.

It is rare for pets to pose significant problems, but big dogs can be menacing. Buyers or agents may be allergic or even a little phobic about dogs or cats. It is difficult to get a buyer excited about your home if he or she is sneezing continuously or cowering in a corner in fear of Fido. If we know there might be a problem, we can arrange ahead of time for you to walk the dog, vacuum the cat dander or do whatever is necessary to make sure that the showing goes smoothly.

Low Offers

You have found the perfect house with everything you wanted--and then some--but the price is more than you want to pay. You decide to go for it anyway, and ask the agent to submit what Realtors call a "low ball" offer. Low ball offers sometimes work. If the market is fluctuating and the sellers are anxious, they may just go for it. If the house is listed at a higher price than it should be, the sellers will probably be willing to negotiate. Most sellers are reasonable and open to offers, but they won't give their house away, especially if the asking price is in line with recent sales of similar homes. What do you have to lose by making a low offer? If the seller yells and screams, the agent and not you, will be the focus of his wrath--and we don't take it personally. If you really want the house, however, a very low initial offer may irritate the seller to the point that he won't consider a better offer, if you decide to submit one. Design your strategy on the basis of how badly you want the house.

Market Analysis

Setting the right price is an important first step in getting a home sold. Sellers often wonder if they should spend $200 to $400 for a professional appraisal of their property before placing it on the market. A professional appraiser's opinion of a property's market value is based on the recent sales of similar homes. Different appraisers could come up with different numbers. Even if all of them agreed on a value, there is no guarantee that you would receive that amount for your property. An alternative to a professional appraisal is to ask a professional Realtor for a written market analysis of your property. This analysis will include information about recent home sales in your neighborhood, as well as how those homes compare to yours. Realtors may provide this service with no charge or obligation. If you are still unsure of the value of your home, you may wish to pay for an appraisal.

Marketing Plan

Home Sweet Home Realty, Inc. is committed to offer the highest standards of professional service to all our customers. To assure you that your property is marketed to its fullest potential and to obtain the highest possible market value, the following will be completed:

Prepare Comparative Market Analysis to establish fair market value.
Prepare and sign listing contract.
Place house listing on MLS (Multiple Listing System) computer network within 7 days.
Place "For Sale" sign on property.
Place lock box on property.
Set up personal home showings immediately.
Telephone strategic real estate brokers in the other offices within 3 days.
Telephone people we know sharing our knowledge about your home - continual process.
Distribute flyers to the other real estate brokers within two weeks.
Mail "Just Listed" postcards to neighborhood.
Place "Open House" ad in local paper.
Hold an Open House with fresh, home-baked bread from your oven! (within 6 weeks)
Advertise in the Coloradoan Newspaper the first weekend after listing.
Advertise your property on Channel 28 (TCI) within 2 weeks.
Advertise your property in Homes and Land Magazine within the first month.
Advertise on the Internet (www.colorealtor.org and www.homesweethomerealty.com within 7 days.
Arrange showings for other agents.
Contact you regularly with verbal progress reports.
Pre-qualify potential buyers.
Present and discuss all offers on property with owner.
Negotiate the transaction with other agent.
Continue to market for back-ups after your home is under contract.
Finalize the sales contract.
Confirm that all contingencies on sales contract are completed.
Finalize the closing.

Negotiations

Your adrenaline is flowing! Your agent just called to say that she has an offer on your home. You are really excited, but the bubble bursts when you are presented with the contract. It's just not enough! The buyers asked for your new washing machine, and they also want to postpone the closing for three months. You don't see how it can work! Before rejecting any offer on your property, you should consider making a counter offer. Rarely does an offer look the way it would if you had written it yourself. Consider the good and bad points of the offer, and work with the agents to find a middle ground that you and buyers can live with. You may have to go back and forth several times, and there will probably be compromises on both sides. Unless you are lucky enough to be selling in a strong sellers' market, the buyers will expect to do some bargaining. With a little patience, you and your agent can create a "win-win" situation for you and the buyers.

The beginning of negotiations is usually the end of many months of hard work for the buyer or seller. The work ahead requires skill in order to maintain a strong position. Sellers can lose their advantage if they do not counter an offer that a buyer has made. Even if the opening offer is beneath what the seller feels is reasonable, it is advisable for the seller to respond with a slight reduction from the asking price. The most important component in negotiating is good communication. The best way to handle a low offer is to counter it with definite terms that are favorable to the seller. A counter offer has two advantages: 1) it keeps the buyer interested, and 2) it moves the negotiation forward and gives the buyer the opportunity to submit another offer that the seller is more likely to prefer.

Our Commitment to You

Accurate Evaluation

The correct selling price of a home is the highest price that the market will bear.
To assist you in determining the correct asking price we provide you with a comprehensive list of properties sold and offered for sale in your neighborhood.

Professional Advice

We will advise you of any necessary repairs and how you may best prepare your home for showing.
You will be kept up to date on the state of the market, the sale of similar properties and any other factors which may affect the progress of the sale.

Advertising

We will advertise your home in appropriate publications and communicate our results to you.

Pre-Approved Mortgages and Financing Guidance

We offer pre-approved mortgages which encourage buyers by letting them know their mortgage potential in advance.

Over Priced

In the real estate world, a large group of people are looking to buy homes at any given time. These are the seller's best prospects. This ready group of buyers is wasted, however, if your house is overpriced. If they have been shopping around and are accustomed to comparing properties, they will probably refuse to look at your home. You and your Realtor may know that you would sell for $10,000 less, but the buyers do not know this. As a result, your overpriced property receives little attention. Don't be fooled into thinking that your house is worth more than someone is willing to pay for it, or that it's just a matter of waiting for the "right" buyer to show up.

Surveys show that the longer a house is on the market before being sold, the greater the drop in price from the listing price when it does sell. The buying public eventually sets an accurate price. An overpriced house just sits on the market, waiting for a price adjustment before it will attract a buyer.

Prepare Home For Showing

With buyers, first impressions count. A small investment in time and money will give your home an edge over other listings in the area when the time comes to show it to a prospective buyer. Here are some suggestions that will help you to get top market value.

GENERAL MAINTENANCE	CURB APPEAL
Oil squeaky doorknobs Tighten doorknobs Replace burned out light bulbs Clean and repair windows Touch up chipped paint Repair cracked plaster Repair leaking taps and toilets	Cut lawns Trim shrubs Weed and edge Pick up any litter Clear walk and driveway Repair gutters and eaves Touch up exterior paint
SPIC AND SPAN	THE BUYING ATMOSPHERE
Shampoo carpets Clean washer, dryer and tubs Clean furnaces Clean fridge and stove Clean and freshen bathrooms Keep pets outdoors	Be absent during showings Turn on all lights Open drapes in the day Play quiet background music
THE FIRST IMPRESSION	SPACIOUS LOOK
Clean and tidy entrance Functional doorbell Polish door hardware Make closets neat and tidy	Clear stairs and halls Store excess furniture Clear counters and stove

Pricing Your Home

Recommended Price Range -- The recommended list price is based on comparable properties currently listed and recently listed in your area. A home priced at market value will attract more buyers than a home priced above market value. Also consider that a home priced competitively will attract a greater number of potential buyers and increase your chances for a quick sale.

We look forward to working together with you to get your home sold as soon as possible.

Selling Tools

After a month of trying to sell your home "By Owner" you have listed it with a Realtor. You begin to notice that your agent doesn't seem to be marketing your home the same way you did. You ran classified ads every weekend, but your agent has only advertised twice all month. At the same time, you notice there is a lot more activity than you were able to generate on your own. When your home is being marketed professionally, your Realtor has many powerful selling tools that make it worth hiring someone who is experienced and competent. Some advantages to hiring a Realtor are the national and worldwide referral networks, the Multiple Listing Service, and the Internet. We advertise extensively in almost every media available including TV, which may bring in a call from the people who will buy your home.

We work cooperatively with other brokers and share information about listings. Communication is the key to our success. We use all of these tools to market our listings aggressively to get sales action! Remember--it is important for you and your agent to communicate often so you will know exactly what is being done to sell your home.

Selling Your Home

Our office will handle all the calls for agents wishing to show your home to prospective buyers. Our main goal is showing your home to as many of these buyers as possible and keeping disruptions to your life as low as possible. Selling your house is a priority with us. Showing your house often and easily will help sell.

Tarket Marketing

As soon as the listing agreement is signed, we will begin the search for a buyer for your home. This means directing our marketing efforts to target groups of individuals who are likely to be attracted to the amenities offered by your home and neighborhood. If your property is near a new office park, we will look there for prospects who want to live near their work place. If it is a historic property, the local preservation society may have a publication in which to advertise. We may call or write to the neighbors who may know someone who would be attracted to your home. When your home is being marketed professionally, your Realtor will do a lot more than just feed the listing into the MLS and place an occasional ad.

Why You Should Work With Us

We use the following effective Marketing Strategies to SELL your home:

Real Estate Television Chanel 28
Multiple Listing Service (MLS)
Homes & Land Magazine
Coloradoan Newspaper
Distinctive Signs
Internet, Websites, E-mail
Open Houses with fresh home-baked bread!
Approximately 20 years combined experience in Real Estate
Advanced Real Estate training
Networking

Specializing in:

Resale
Foreclosures
Residental Acerages
Handicap Accessible Properties

We are a family company with your interest as our primary concern.

We can help you find the right house, in the right neighborhood for your family and at a price which fits your budget.
After you have selected your new home, we have contacts to find you the right mortgage.
You will work with only one agent. You won't get shuttled off to agents all over town, trying to match what they think you want. We become familiar with your profile and work to find homes that fit that profile.
We can save you time, money and headaches because we are professionals in our field, are knowledgeable about our areas and want you to find your new home.

GENERAL MAINTENANCE

CURB APPEAL

SPIC AND SPAN

THE BUYING ATMOSPHERE

THE FIRST IMPRESSION

SPACIOUS LOOK

Specializing in:

CURB
APPEAL