Answering your selling questions

Seller FAQs

Some common questions during the home selling process

My business hours are

Monday - Saturday: 9:00 am - 6:30 pm

Sunday: Closed for faith & family.

I offer a three different options to ensure you get the best value for your situation and maximize your profit when selling your home. We can discuss the specifics and tailor a package that perfectly suits your needs at our listing appointment.

That's a great question! Technically, you are not obligated to offer a buyer's agent commission. However, here's why it's often a strategic advantage in today's market:

  • Market Competitiveness: With rising interest rates, many buyers are already stretched financially between down payments, closing costs, and monthly mortgage payments. Offering a buyer's agent commission can make your property more attractive to them, as they won't have the additional burden of paying their agent's fee.
  • Wider Buyer Pool: While unethical, many buyer's agents won't show properties where the seller isn't offering a commission. This can limit the pool of potential buyers for your home.

While it's your choice, offering a buyer's agent commission can significantly increase your chances of a faster and smoother sale. We can discuss the various commission structures and determine the best approach for your specific situation.

We set our representation agreements in increments of six (6) months. With the way the market is shifting, homes are sitting on the market for a bit longer than previously. 180 days allow us to properly market your home and bring you the most qualified buyers. If you feel that at any point you are not receiving the best quality service, we will mutually terminate our relationship agreement.

  • ShowingTime App: I'll set you up on the user-friendly ShowingTime app. This allows you to:

    • See all upcoming appointments for your property.
  • Customizable Notifications: You can choose how you'd like to be notified about showing requests. Options typically include email, text message, or a push notification through the ShowingTime app. Additionally, I'll send you a text message to let you know! 

  • Buffer Time: We can easily set up a buffer time in ShowingTime to ensure you and your family have ample time to prepare for each visit.

This communication system keeps you informed and in control throughout the selling process. Feel free to ask if you have any questions about ShowingTime or how showings will be managed.

Setting the right listing price is crucial for attracting qualified buyers and selling your home quickly. Here's what influences your home's value and listing price:

Market Conditions: This is a big factor. We'll consider current trends in your local market, including recent sales of similar properties, inventory levels, and buyer demand.

Property Specifics: These unique features of your home play a significant role:

  • Location: Location, location, location! Homes in desirable neighborhoods with good schools, amenities typically command higher prices.
  • Condition: The overall condition of your home, including its age, curb appeal, upgrades, and any necessary repairs, will be factored in.
  • Size and Features: The square footage, number of bedrooms and bathrooms, and unique features like a pool, finished basement, or updated kitchen will all contribute to the value.

Comparable Market Analysis (CMA): We'll conduct a thorough CMA to determine your home's value. This involves analyzing recent sales of similar properties in your area, taking into account the factors mentioned above.

Your Input: Of course, we'll also consider your personal goals and expectations for the sale. We understand the emotional value you've placed in your home, and we'll work closely with you to arrive at a competitive listing price that achieves your objectives.

Remember, the goal is to strike a balance between maximizing your profit and attracting qualified buyers. By considering all these factors, we can ensure your home is positioned for a successful sale.

The decision to make repairs is entirely up to you. Here are some options to consider:

  • No Repairs/Selling "As-is": This is where we mention on the MLS upfront that no repairs will be considered and the price is the price.

There are other options as well:

  • Repair Negotiation: You can negotiate with the buyer on which repairs you're willing to make. 

  • Offer Seller Concessions/Money off the list price: You could offer a concession to the buyer, like a credit towards repairs, their closing costs, or money off their overall purchase price. This can incentivize them to move forward despite some needed repairs.

Here's how I can help:

  • I can advise you on the potential impact of not making repairs based on the current market conditions.
  • I can help you understand the specific repair requests and prioritize them based on importance.
  • I can guide you through negotiating repairs or offering concessions.

Ultimately, the best approach depends on your individual circumstances and priorities. Let's discuss the inspection report in detail and explore the options that work best for you.

A pre-listing inspection is a strongly encouraged step, and can offer significant advantages for you as a seller in today's market. Here's why it's worth considering:

  • Proactive Approach to Repairs: A pre-listing inspection identifies potential issues with your home before it goes on the market. This allows you to address any necessary repairs on your own terms, giving you more control over the timeline and cost.
  • Transparency Builds Trust: By having a pre-listing inspection done, you gain a clear understanding of your home's condition. This transparency builds trust with potential buyers, as they'll have access to a detailed inspection report. This upfront disclosure can minimize surprises later and lead to smoother negotiations and less chance of the buyer terminating while in the option period.
  • Stronger Offers, Fewer Delays: When buyers know exactly what to expect with your home, thanks to the pre-listing inspection report, they're more likely to submit strong offers with fewer contingencies related to repairs. This can significantly increase the chances of a smooth closing without last-minute hiccups.

Think of it like this: by addressing potential issues proactively, we're presenting your home in the best possible light. This attracts serious buyers who are more likely to see the value in your property and submit strong offers that we can confidently ride to the closing table.

Let me know if you'd like to discuss the pre-listing inspection process in more detail, or if you have any questions about how it can benefit you.

While we aim to close on the date listed in our contract, closing dates can be flexible due to various factors. It's best to consider it a target date as closing can either be moved up or pushed out.

Here's why:

  • Loan approvals: Mortgage lenders sometimes encounter delays during underwriting.
  • Title issues: Unforeseen problems with the property title can arise.
  • Inspections: If repairs are needed based on inspections, it can push back closing.
  • Communication gaps: Sometimes, delays occur due to miscommunication between different parties involved.

To be safe, I recommend not scheduling movers or utility changes for the exact closing date. We'll keep you updated throughout the process and let you know as soon as a firm closing date is confirmed. In the meantime, let's tentatively schedule those for a day or two after the target closing date.