| This page outlines the steps that will help you to obtain the best results when you list your property for sale. If you have any questions about anything listed below please contact me. |
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| Understanding Market Conditions |
| The real estate market is always changing. It helps to understand how market conditions can affect your position as a seller. When you are ready to sell your home, we can discuss the current market conditions and the best strategy in order to attract the most buyers. |
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| Pricing Your Property |
| The single most important decision you will make with me is determining the right asking price for your property. |
| Once you've achieved a realistic sale price, you can count on your property being professionally marketed and promoted to bring more buyers to your door. You can also expect to sell your home for the best possible price in the least amount of time. |
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| The Benefits of Pricing Right |
- Your property sells faster, because it is exposed to more qualified buyers
- Your home doesn't lose its "marketability"
- The closer to market value, the higher the offers
- A well-priced property can generate competing offers
- Realtors will be enthusiastic about presenting your property to buyers.
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| Determining the Value of Your Home |
| The Market ultimately determines the true value of your property. |
| Before you compare your home to similar properties and establish a competitive list price, the following points should be considered: |
- Location
- Size
- Style
- Condition
- Community Amenities
- Buyer Supply
- Financing Options
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| Getting to Know Your Market |
| A comparative market analysis is an indicator of what today's buyers are willing to pay for a home. It compares the market activity of homes similar to yours in your neighbourhood. Those that have recently sold represent what buyers are prepared to pay. The homes currently listed for sale represent the price sellers hope to obtain. And those listings that have expired were generally over-priced or poorly marketed. |
| I will prepare a comparative market analysis for your home based on the most current market information. Together, you and I will establish the proper list price for your home. |
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| Understanding the Factors that Influence Overpricing |
- Extensive renovations/hidden costs
- Desire to purchase in a higher-priced area
- Original cost of the home was too high
- Lack of real market information
- Building in "bargaining room"
- Perceived emotional value
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| The Result of Overpricing |
Many sellers believe that if they price their home high initially, they can lower it later. Often, when a home is price too high, it experiences little activity. Gradually, the price will come down to market value, but by that time it has been for sale too long and some buyers will be wary and reject the property.
On occasion, the price is dropped below market value because the seller runs out of time. The property sells for less than it's worth. |
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| Missing the Right Buyer |
You may think that interested buyers "can always make an offer", but if the home is over-priced, potential buyers looking in a lower price range will never see it.
Those who can afford a home at your asking price will soon recognize that they can get better value elsewhere. |
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| The Importance of Early Activity |
As soon as a home comes on the market, there is a flurry of activity surrounding it. This is the crucial time when Realtors and potential buyers sit up and take notice.
If the home is overpriced, it doesn't take too long for interested parties to lose interest. By the time the price drops, a majority of buyers are lost. |
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| Agree on a Marketing Plan |
Your property is not something you sell everyday. In fact, for many people it is their largest asset. A house is very complex to market and the process needs to be well organized. To do the job properly, a plan is needed.
At Royal LePage, your property will be aggressively promoted through Royal LePage's own internet site, other Royal LePage offices and Realtors and the MLS system (unless it's an exclusive listing). |
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| Signing a Listing Agreement |
The first formal step in marketing your property is to enter into a Listing Agreement - a contract that commits Royal LePage to actively market your home for a specified period of time.
It would be helpful to bring the following documents (if applicable) to our listing meeting so that all the proper documentation is in place: |
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| Plan of Survey of Location Certificate(homes only): A survey of your property which outlines the lot size and location of buildings as well as details of encroachments from neighbouring properties. This may be required in certain areas to complete the sale of your home. Your legal professional may recommend that you obtain a survey, especially if significant changes have been made to your property. |
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| Property Tax Receipts: Most Listing Agreements require the current annual property tax assessments be shown. |
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| Mortgage Verification: Few homeowners know the exact balance on their mortgage as it is paid down. You will be asked to authorize your mortgage lender to provide the figures required. |
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| Other Documentation: In some instances, it may help the sale of your property if you can provide prospective buyers with information on such items as annual heating, electrical and water expenses, as well as any recent home improvements. |
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| Preparing to Show your Home to Potential Buyers |
| First impressions are lasting impressions. You will want to make sure that buyers looking at your home are left with the best possible impression. I want to help you achieve that goal! Here are some things to consider: |
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| Exterior (Homes Only) |
- House exterior in good repair
- House number easy to read
- Eaves troughs, down spouts and soffits in good repair
- Garage clean and tidy
- Litter picked up
- Cracked or broken window panes replaced
- Lawns and hedges cut and trimmed, garden weeded and edged
- Walk shoveled and salted
- Boot tray inside front door
- Doorbell and door hardware in good order
- Porch and foyer clean and tidy
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| Interior |
- Chipped plaster and paint touched up and repaired
- Doors and cupboards properly closed
- Leaky taps and toilets repaired
- Squeaky doors oiled
- Mirrors, fixtures and taps cleaned and polished
- Seals around tubs and basins in good repair
- Floors cleaned, garbage containers emptied
- Inside of closets and cupboards neat and tidy
- Appliances cleaned
- Countertops neat and polished
- All lights turned on
- Air conditioner turned on (in warm weather)
- Fresh air in house
- Fireplace lit/furnace on (in cooler weather)
- Halls and stairs cleaned
- Drapes opened during daylight
- Carpets freshly vacuumed
- Fresh flowers in various rooms
- Jewelry and valuables locked safely away or taken with you
- Valuable property (such as objects of art, vases and figurines) out of reach, out of sight or locked away
- Pets absent, where possible, or contained during the showing, and litter boxes cleaned
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| **Please note I may have some additional comments after I have viewed your place. That first impression is very important! |
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| The Major Elements of an Offer |
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| Price |
| Depends on the market and the buyer, but generally the price offered is different from the asking price. |
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| Deposit |
| The deposit shows the buyer's good faith and will be applied against the purchase price of the home when the sale closes. Deposits are generally 5% of the purchase price. |
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| Terms |
| Includes the total price the buyer is offering as well as the financing details. The buyer may be arranging their own financing or may ask to assume your existing mortgage if you have an attractive rate. |
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| Conditions |
| These might include "Subject to home inspection" or "subject to buyer obtaining financing" to name a few. I will explain conditions as they are presented in the offer. |
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| Inclusions and Exclusions |
| These might include appliances and certain fixtures or decorative items, such as window coverings or mirrors. |
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| Closing or Possession Date |
| Generally, the day the title of the property is legally transferred and the transaction of the funds is finalized |
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| Some Moving Tips |
| Once your home is sold, there will be lots of things that need to get done! Below are just a few things to consider: |
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| Book the Movers |
| You can choose to have your movers pack everything or just the breakables, or you can pack yourself. It's a good idea to obtain an estimate from several different companies. |
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| At Your Present Home |
| Arrange to have your gas and electric meters read on the day you leave and have the bill forwarded to your new address. |
| If your water heater and/or furnace are rented, arrange for a transfer of the rental agreement to the purchaser. |
| Disconnect/transfer your phone, cable, internet etc. |
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| At Your "New" Home |
| Make arrangements for the gas, electric, phone, cable etc., to be connected on the possession day. |
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| General |
| Get "change of address" cards from the post office and send them out well before moving day. |
| Have Canada post forward your mail to your new address: https://ssl.postescanada-canadapost.ca/smartmoves/default-e.aspx |
| Cancel any contracted services and pre-authorized cheques. |
| Inform services (magazines, newspapers). Arrange for the service to be continued at your new address. |
| Change the address on your driver's license effective the day of the move |
| Make special arrangements for the moving of your pets and perishable items (such as plants and refrigerated foods) |
| Safely dispose of all flammable liquids, as it is illegal for movers to carry them. |
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| Please contact me if you would like to arrange a time for a Listing Meeting. We can discuss how I will prepare and market your home to get you the best offer in the least amount of time! |
