What The Best Listing Realtors Do For You

What do you get when you hire us to sell your home? Here’s a list of our top 100 duties as your Listing Realtors. The items on this list are performed to ensure you get the most money for your home in the shortest time. We also ensure your compliance with the law to avoid legal complications and costly liabilities. Additionally,  we’ll help keep you calm when the pressure is on!

Duties, Tasks, and Commitments for Your Listing Realtors

Pre-Listing Activities

1. Determine pre-appointment questions and prepare answers.
2. Research all currently listed comparable properties.
3. Research sales activity for past 18 months through the Multiple Listing Service (MLS) and/or public records databases.
4. Research “Average Days on Market” for a property of your type, price range and location.
5. Review property tax roll information.
6. Prepare “Comparable Market Analysis” (CMA) to establish fair market value.
7. Research property’s public record information for lot size, dimensions, legal description, and land use coding.
8. Prepare Listing Realtors presentation package.
9. Perform exterior Curb Appeal Assessment of your property.
10. Confirm public schools for impact on market value.

Appointment Presentation with your Listing Realtors

11. Provide an overview of current market conditions and projections.
12. Review our credentials and accomplishments in the market.
13. Present CMA results to you, including “Solds,” “Current Listings,” “Pendings,” and “Expired listings.”
14. Offer pricing strategy based on professional judgment and interpretation of current market conditions.
15. Discuss your goals so we may properly and effectively market your property as Listing Realtors.
16. Describe the market power and benefits of the Multiple Listing Service.
17. Discuss the advantages of staging and professional photography as they relate to first impressions and overall desirability.
18. Clarify our availability on weekdays and weekends.
19. Discuss our role as your Listing Realtors in taking calls to screen for qualified buyers and protect you from curiosity seekers.
20. Explain the legality and implications of agency relationships (how you, the buyer, and your Listing Realtors will interact) and determine your preference.
21. Review and explain all clauses in Listing Contract and Addendum so you understand your rights and legal duties.

Once Property Is Under Listing Agreement

21. Assess interior decorating for possible enhancements to shorten time on market.
22. Review any staging requirements.
23. Review results of Curb Appeal Assessment with you and provide suggestions to improve salability.
24. Review current title information.
25. Measure interior room sizes.
26. Obtain house floor plan if available to include in online marketing.
27. Prepare showing instructions for buyers’ agents and agree on showing time window with you.
28. Obtain current mortgage loan(s) information: companies and loan account numbers.
29. Discuss possible buyer financing alternatives and options with you.
30. Review current appraisal if available. Determine need for pre-listing appraisal if your home is very unique.
31. Identify Home Owner Association manager if applicable.
32. Research and verify city sewer/septic tank system and utilities.
33. Verify security system, transferable warranties, and need for lead-based paint disclosure.
34. Prepare detailed list of property amenities and assess their market impact.
35. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
36. Compile list of completed repairs and maintenance.
37. Explain benefits of Home Owner Warranty and assist you with completion and submission of Home Owner Warranty Application.
38. Have extra key(s) made for lockbox.
39. Verify presence of rental units in subdivision and assess impact on value.
40. Arrange for installation of yard sign(s).
41. Assist you with completion of your Property Disclosure form.
42. Discuss the legal implications of not properly disclosing material facts on your Property Disclosure form.

Your Listing Realtors and the Multiple Listing Service (MLS)

42. Prepare MLS Profile Sheet – as your Listing Realtors we are responsible for quality control and accuracy of listing data.
43. Enter property data from Profile Sheet into MLS Listing Database.
44. Proofread MLS database listing for accuracy – including proper placement in mapping function.
45. Add property to our Active Listings list.
46. Provide you with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.
47. Pay for professional grade photos for upload into MLS and use in flyers. Discuss efficacy of drone photography and/or virtual tour.
48. Install electronic KeySafe lockbox if authorized by you. Program lockbox with agreed-upon showing time windows.

Marketing as your Listing Realtors

49. Submit MLS data to participating Internet real estate sites.
50. Create Internet ads with your input. Advertise on Facebook, YouTube, Google+, and Craig’s List .
51. Coordinate showings with you. Return all calls, weekends included.
52. Prepare Realtor feedback emails and forward responses to you.
53. Regularly review comparable MLS listings to ensure your home remains competitive in price, terms, conditions and availability.
54. Review weekly Market Feedback.
55. Review lockbox reports to study home showing traffic.
56. Discuss lockbox showing reports and feedback from showing agents with you to determine if changes will accelerate the sale.
57. Communicate with you as your Listing Realtors on a weekly basis to discuss marketing and pricing.
58. Promptly enter price changes in MLS listing database.
59. Convey price changes promptly to all Internet groups and Realtors.

The Offer And Contract

59. Receive and review all offers submitted by buyers or buyer’s agents.
60. Contact buyer’s lender to verify pre-qualification status for mortgage loan. Assist buyer with obtaining financing if necessary.
61. Evaluate offer(s) and prepare a “net sheet” for your comparison.
62. Counsel with you on offers. Explain merits and weakness of each offer.
63. Deliver your Property Disclosure to buyer’s agent or buyer upon request (and prior to offer if possible).
64. Negotiate all offers on your behalf, setting time limit for loan approval and closing date.
65. Prepare and convey any counter offers, acceptance, or amendments to buyer’s agent.
66. Upon your acceptance, deliver copies of contract and all addendums/counter offers to title company and mortgage lender.
67. Insure buyer’s earnest money is promptly deposited in escrow account.
68. Establish timeline for “Buyer’s Inspection Period.”
69. Update MLS “Under-Contract Showing Restrictions” as requested by you.
70. Advise you about the handling of additional offers submitted between contract and closing.
71. Change status in MLS to “Sale Pending.”
72. Monitor the status of your buyer’s loan.
73. Request property title commitment with escrow officer.
74. Review title commitment for errors/concerns and review with you.
75. Insure buyer’s property and termite inspection is completed on time.
76. Order septic system inspection, if applicable.
77. If needed , receive and review septic system report and assess any possible impact on sale.
78. If needed, deliver copy of septic system inspection report lender and buyer.
79. If needed, deliver Well Flow Test Report copies to lender and buyer.

Tracking The Loan Process as your Listing Realtors

79. Confirm verifications of deposit and buyer’s employment have been returned.
80. Contact lender weekly to ensure processing is on track.
81. Follow buyer’s loan processing through to the underwriter.
82. Relay final approval of buyer’s loan application to you.

Home Inspection

83. Coordinate buyer’s professional home inspection with you.
84. Review home inspector’s report.
85. Review any buyer requested repairs with you. Discuss your rights and obligations. Discuss potential consequences of your response to buyer.
86. Recommend or assist seller with identifying trustworthy contractors to perform any required repairs.
87. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal

89. As your Listing Realtors, Provide comparable sales used in market pricing to appraiser.
90. Meet appraiser at your home and follow-up on appraisal.
91. Assist seller in questioning appraisal report, if questions arise.

Closing Preparations and Duties – Keeping Your Sale on Track

92. Coordinate closing process with buyer’s agent and lender.
93. Update closing forms and files. Ensure all parties have all forms and information needed to close the sale.
94. Select location where closing will be held.
95. Confirm closing date and time and notify all parties.
96. Assist in solving any title problems.
97. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through inspection prior to closing.
98. Confirm all tax, Home Owner Association, utility and other applicable prorations.
99. Request final closing figures from closing agent at Title Company.
100. Receive and carefully review closing figures to ensure accuracy of preparation. Forward verified closing figures/settlement statement to you.
101. Attend closing appointment at Title Company with you.
102. Review all final closing documents for errors.
103. Remind you to cancel all your utilities.
104. Remove KeySafe box and sign(s).
105. Coordinate this closing with your next purchase and resolve any timing problems.
106. If moving out of the area, refer you to a Realtor at your destination.
107. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.