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Sales Price Services
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....Plan A....
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Plans B&C
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• Comparative Market Analysis
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No
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Yes
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• Market Sales Statistics
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No
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Yes
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• Estimated Net Proceeds Worksheet
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No
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Yes
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• Ownership & Encumbrance Report
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No
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Yes
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• Advice In Setting Listing Price
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No
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Yes
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Seller Disclosure Services
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• Provide Forms
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Link
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Yes
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• Provide Instructions
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No
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Yes
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MLS Services
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• Data Input
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Yes
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Yes
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• Upload Photos
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Yes
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Yes
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• Upload Disclosure Documents
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Yes
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Yes
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Property Marketing Services
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|
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• Professional Photo Shoot
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No
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Yes
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• Digital Marketing Flyer
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No
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Yes
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• Enhanced Listing On Realtor.com
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Yes
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Yes
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• Listed On Major Online Real Estate Portals
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Yes
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Yes
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• Yard Sign
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Yes
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Yes
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Showing Services
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• Professional Showing Appt Service
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Yes
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Yes
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• Electronic Lock Box
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Yes
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Yes
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• Showing Feedback
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Yes
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Yes
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Contracting Services
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• Explain Purchase Offers Received
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Yes
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Yes
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• Prepare Counterproposal
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Yes
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Yes
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• Prepare Contract Amendments
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Yes
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Yes
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• Prepare Inspection Repairs Response
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Yes
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Yes
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• Prepare Written Notices
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Yes
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Yes
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• Communicate With Buyer Or Broker
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Yes
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Yes
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Closing Services
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|
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• Prepare Escrow Instructions
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Yes
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Yes
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• Process Receipt Of Earnest Money
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Yes
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Yes
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• Open Property Escrow With Title Company
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Yes
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Yes
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• Attend Closing
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Yes
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Yes
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Services Included • All services are included with all of the plans except Plan A which excludes the Sales Price Services and Seller Disclosure Services.
Transaction Broker Versus Sellers Agent • In the State of Colorado, the relationship between a real estate broker and the seller is clearly defined and documented.
A Seller's Agent (or Listing Agent) works solely on behalf of the seller to promote the interests of the seller with the utmost good faith, loyalty and fidelity.
A Transaction Broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties.
If you select Plan C, our relationship with you will be that of Seller's Agent unless we procure the buyer in which case we will convert our status to that of a Transaction Broker.
If you select either Plan A or Plan B, our relationship with you will be that of a Transaction Broker.
Sales Price Services • Selling your home begins with setting a listing sales price. Many factors should be considered in setting this price.
Our services include preparing a Comparative Market Analysis taking into account recent closed sales and active listings. We also look at the Average Days On The Market for recent home sales as well as the Average Discount To List Price for recent sales. We will obtain the Public Record for your property as well as an Ownership & Encumbrance Report. Finally, we will prepare an Estimated Net Proceeds To You worksheet to give you an idea of what you might expect financially at closing.
Seller Disclosure Services • There are a many disclosures that the seller provides the buyer. Upon receiving the disclosures, the buyer is asked to return a signed-copy documenting their receipt. The Contract provides deadlines by which the seller must provide these disclosures. Accurate completion of the disclosures and the timely delivery of these disclosures is important to the Contract.
The following is a list of the most common disclosures. A link has been provided with sample copies for your review. Please do not use these sample copies for contracting purposes as they may not be the most current version in use today.
Lead-Based Paint Obligations Of Seller
Lead-Based Paint Disclosures
Seller's Property Disclosure
Source Of Water Addendum
Square Footage Disclosure
MLS Services • Input access to the MLS Multiple Listing Service is available to all realtors. Information from the MLS is outsourced to many public real estate for sale databases on the Internet of which Realtor.com is the most frequently used.
There is a substantial amount of data that is input into the MLS including the following information:
Legal Description & Location
Floodplain Zoning
Construction Features
Energy Features
Design Features
Inclusions & Exclusions
Room Dimensions
Finished & Unfinished Square Footage By Level
Showing Contact Information & Instructions
Earnest Money Deposit Requirements & Recipient Instructions
Cooperating Broker Terms
The MLS is a marketing tool. The descriptive narrative that you add to the MLS Comments section will be publicly-published across the Internet. You are able to upload property photos to the MLS which will also be published across the Internet.
The MLS can be a resource tool for the real estate broker and potential buyer. Most MLS's allow for the uploading of documents which can then be download by interested parties through the Internet. The most common documents are the seller disclosure documents, but they could also include a list of recent renovations or a floor plan.
As part of our service, we gather the necessary data with your assistance and input it into the MLS on your behalf.
Property Marketing Services • To begin, we use a professional photographer in photographing your property, not an iPhone. We will review your property and make suggestions in your preparation of your home for the photo shoot to maximize your property's appeal to potential buyers. A digital photo marketing flyer will be created which can be downloaded from the Internet, emailed or printed. We will place a "for sale" sign at your property complete with a "flyer box" for prospective buyers that may drive-by.
A recent National Association of Realtor annual survey found that the Internet is the #1 resource used by buyers in searching for a home -- see excerpt below.
"Buyers used a variety of resources in searching for a home: 87-percent used the Internet, 85-percent used a real estate agent, 62-percent responded to yard signs, 48-percent attended open houses and 47-percent looked at print or newspaper ads. Fewer buyers rely on a home book or magazine, home builders, television, billboards and relocation companies. Buyers most commonly start their search process online and then contact a real estate agent."
Our unique marketing niche is the Internet. We subscribe to an Enhanced Listing with priority search-ranking and additional photos on Realtor.com for all of our listings. We will
dedicate a web page on this web site for each of our listings. For Boulder houses, we will dedicate a web page on our top-ranked web site Beautiful Boulder Homes.com to attract buyers. For Boulder condos, we will dedicate a web page on our top-ranked web site Just Boulder Condos.com to attract buyers. We will also distribute our listings to various real estate for sale Internet portals including Trulia.com, Google Real Estate, Zillow.com, Yahoo Real Estate, AOL Real Estate and others.
Where cost effective, we will coordinate newspaper ads and open houses with our sellers.
Our multi-faceted marketing plan covers the top-5 points of buyer contact.
Showing Services • Our approach to Showing Services is to make it very easy for prospective buyers to view your property and to make sure that your property is accessed only by people whose identity has been verfied.
In securing access to your property, we use
SentriLock electronic lock boxes as endorsed by the National Association of Realtors.
We hire a third-party professional showing service to coordinate showing requests. They will confirm the identity of the realtor against licensing records, contact you for approval, provide the showing realtor showing instructions and generate the one-day electronic lock box access code.
After the showing has been completed, we will contact the showing realtor and solicit feedback which we will share with you.
Our Showing Services are professionally coordinated and securely executed as they should be.
Contract Services • As valuable as all of the previous services are in procuring a buyer, Contract Services are the critical element necessary to effect the actual sale. In the State of Colorado, licensed real estate brokers are permitted to practice law in the narrow confines of contracting for the sell of real estate using prescribed forms prepared by the Colorado Real Estate Commission.
In receiving a Purchase Contract, we will review the terms, deadlines and conditions with you. Should you so decide, we will prepare a Counterproposal as well as any Amend/Extends of the Contract. We will prepare a response to the Inspection Notice if presented by the buyer. We will also prepare any Written Notices required by the Contract. Together with you, we will monitor Contract deadlines and conditions.
As they say, "the devil is in the details".
Closing Services • The final step in the real estate sales service cycle is to close the transaction according to the terms of the Contract. With our Closing Services, we will help you select a title company for the purpose of purchasing title insurance and the hiring of escrow services. We will prepare the
Closing Instructions and deliver the necessary contract documents to the title company for you to open escrow. We will monitor the Contract deadlines as they relate to the closing. Finally, we will attend the closing.