Austin TX Homes for Sale

Steps and Checklist for Sellers


 What the Buyer Sees......

This is an important question to ask yourself when preparing to sell your home. The following checklist will give you an idea of what should be done to your property so that it looks its best.

 
Basement, attic, garage:
  • Clean out attic, basement and garage and dispose of everything you're not going to take with you when you move.
  • Separate items that you won't need again until after you've moved and pack them away neatly in boxes.
  • Make sure there is plenty of light in the stairway to the basement.
  • Paint ceilings and walls of basement a light color if it is dark and gloomy.
  • Repair cracks in basement floor.
  • Vacuum garage and attic floors and rafters.
  • Arrange and stack items neatly against wall so areas look larger.
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Kitchen:
  • Make kitchen bright and attractive, for it is the most important room in the house. If it's dull and dated, pain cabinets and update cabinet hardware.
  • Clean ventilating hood.
  • Put down new flooring if it is badly worn.
  • Remove excess small appliances, such as toasters, coffee makers and can openers, from counters so they look more spacious.
  • Make sure kitchen smells good - like freshly baked cookies or simmering potpourri.
Bathroom:
  • Repair dripping faucets.
  • Keep towels fresh and neatly folded.
  • Clean stains from toilets, bathtubs and sinks.
  • Clean mirrors.
  • Keep a room deodorizer in bathrooms.
  • Replace old caulking around tubs.
Living areas:
  • Have all plaster in top shape. Cracks, nail pops and visible seams in dry wall are easy to fix.
  • Check ceilings for leaks and leak stains. Fix the cause of the damage, repair ceiling and repaint.
  • Stick to white and neutrals when repainting and decorating.
  • Clean out fireplace and lay logs in it.
  • Wash windows and replace or repair any broken windows or screens.
  • Make sure all windows will open and close easily.
  • Replace burned out light bulbs, make certain all light switches work and make sure all bulbs are at least 60 watts.
  • Make floors shine and repair the cause of cracking boards or stair treads.
  • Straighten up closets, get rid of excess items and store out-of-season clothes so closets look larger.
  • Use room deodorizers to eliminate musty odors.
  • Lubricate any sticking or squeaking doors.
Outside:
  • Make sure lawn is well manicured, shrubs are neatly clipped and walk and porches/decks are swept clean. The grounds make a crucial first impression.
  • Invest in new landscaping only in highly visible areas.
  • Cut back overgrown shrubbery that looks scraggly or keeps light out of the house.
  • Paint your house if necessary. A well-maintained exterior does more for sales appeal than any other factor. At least paint windows, shutters and trim if exterior looks dull or shabby.
  • Make sure walks are free of snow and ice in winter.
  • Inspect the roof and gutters. Clean out badly clogged gutters and replace worn or missing roofing shingles.
  • Repaint the front door if necessary, and put a pot of flowers or some other attractive touch by the front door.
  • Repair broken steps.
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Preparing your home
Tips for outside
  • Tip #1: Move all garbage cans, discarded wood scraps and extra building materials.
  • Tip #2: Check the gutters on the roof.
  • Tip #3: Check for termites or other insect problems.
  • Tip #4: Look at the buses and trees.
  • Tip #5: Weed and bark dust all planting areas and groom and fertilize the lawn.
  • Tip #6: Clear patio or deck of all small items.
  • Tip #7: Check the paint conditions of the house - especially the front door and trim.
  • Tip #8: Finish any unfinished projects.
  • Tip #9: Go completely around the whole property.
    •
Tips for inside
  • Tip #1: Clear away all unnecessary objects throughout the house.
  • Tip #2: Rearrange dining room furniture to create more space.
  • Tip #3: Clear away unnecessary objects from kitchen countertops.
  • Tip #4: Remove all unnecessary items in bathroom.
  • Tip #5: Rearrange furniture if necessary.
  • Tip #6: Take down or rearrange pictures or other objects on the walls.
  • Tip #7: Paint any rooms that need it.
  • Tip #8: Clean carpets and drapes.
  • Tip #9: Clean all windows.
  • Tip #10: Take care of any odors.
  • Tip #11: Clean the fireplace.
    •
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Selling in today's market
Selling a house is complicated

For most homeowners, selling is not an everyday occurrence and the idea of taking this step raises many questions:

  • From beginning to end, what are the steps in selling my house?
  • Is there a way for me to find out hoe much cash I will walk away with from the sale?
  • Are there any hidden costs involved in selling my house that I should be aware of?
  • Will I have to pay taxes on my profit?
  • I'm selling my current house and buying a new one. Is there any way I can avoid having to pay two mortgages?
  • How do I go about developing the best possible "selling strategy?"
  • Is there a difference between a broker and a salesperson?
  • What can a real estate agent do to sell my house any better than I can do for myself?
  • What does a listing agent do between the time the listing agreement is signed and the sale?
What about the buyer?
  • How and where do agents find buyers?
  • How and why does an agent pre-qualify buyers?
  • What is the process by which my agent puts my house on the market?
  • What does a listing agreement mean?
  • What should I do to prepare for a listing appointment?
  • How do I arrive at what price to ask for my house?
  • What basic repairs and improvements should I make that will increase the marketability of my house?
  • What is the most effective way for buyers to be shown my house?
  • What is the best way to negotiate when a buyer makes an offer?
What's in it for me?
  • What's in a sales contract?
  • What personal property will a buyer expect to be included with the house?
  • How long will I have to wait between the sales contract and the close of escrow?
  • What is included in the closing costs?
  • What types of reimbursements can I expect to receive at closing?
  • What happens at closing?
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Plan of Action
  1. The seller will maintain the property in the best condition possible up to and including close of escrow.
  2. The seller will make the property available for showing at all reasonably requested times.
  3. The seller will always provide easy access to the property.
  4. The seller will obtain business cards from all of the cooperating agents who show the property and will promptly return the cards in the self-addressed stamped envelope provided.
  5. The seller will notify the agent's assistant immediately if and when any sales material is depleted or becomes damaged.
  6. The seller agrees to speak with the associate or his/her assistant the moment that a concern arises. The seller will not permit any disappointments or frustrations, if any, to build to the point of distress.
  7. The seller will notify the agent immediately if any circumstances, such as liens, lawsuits, refinances or changes in marital status have occurred subsequent to the ratification of the listing.
  8. The seller agrees to refrain from negotiating without the presence of the agent.
  9. The seller agrees to return phone calls immediately.
  10. The seller agrees to keep the agent informed of any financial problems that might adversely affect the property.
  11. The seller agrees to inform the agent of all physical changes to the property during the listing. These changes are not limited to those made by the seller, but include changes made by weather and/or environment.
  12. The seller agrees to vacate the premises by the agreed upon time.
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What to expect
 
Within the first two weeks of a listing, as many as six key types of exposure can occur. If the property is properly priced at the beginning, any of these six key exposures may cause it to sell at the maximum price for the seller. On the other hand, if the property is overpriced, the sellers run the risk of losing out during this key exposure period because the pre-existing qualified buyers will avoid what they consider to be an overpriced home.

 

  1. The "for sale" sign goes up
  2. MLS daily update
  3. The property tour by fellow associates
  4. First advertisement
  5. MLS printed book
  6. First open house
  7. Virtual Tours
Weekly newspaper advertising

Nationally, about 8% to 11% of all buyers come from advertising. Additionally, less than 5% of people who call on a specific home actually buy that home. Moreover, buyers actually buy a property a little higher priced than the one they originally call in about from the newspaper.

Advertising

I will advertise your property through:

  1. Classified ads as needed
  2. Signs
  3. Multiple Listing Service
  4. Past customers
  5. Direct mail campaign before and after the sale
  6. Websites
  7. Virtual Tours
Direct mail

I use all of these direct mail cards and letters to market our services and listings:

  1. Just-listed cards
  2. Just-sold cards
  3. Highlight sheets
  4. Neighborhood notices
  5. Periodic sphere of influence mailings
  6. Coop realtors mailings
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Estimated Closing Cost
  Conventional VA FHA Assumption
Amortization schedule   10    
Attorney's fee 100 225 75 160
Attorney's fee (release) 55 55 55  
Commission Per contract Per contract Per contract Per contract
Discount points Negotiable All Negotiable  

Escrow fee 100 200 100 100
Interest Prorated Prorated Prorated Prorated
Messenger fee Actual Actual Actual Actual
Owner's title policy Per rate card Per rate card Per rate card Per rate card
Recording fee Actual Actual Actual Actual
Repairs Per contract Per contract Per contract Per contract
Restrictions   15    
Taxes Prorated Prorated Prorated Prorated
Tax certificates 38.40 38.40 38.40 38.40
Tax service fee   90-115 90-115  
Termite inspection   50    
Underwriting fee   100-125 100-125  
Warehouse fee   100 100  
Transaction fee        
TOTAL        

* 100% Financing + 1 1/4%, 5-10% down = 3/4%; Above 10% = 1/2%; Assumption = 1/2%
** A veteran may not pay attorney fees, escrow fees and messenger fees if paying 1% of origination fee.