Choosing a Realtor® is one
of the most important decisions in the home selling process.
More than 2 million people in the U.S. alone have earned their
real estate licenses. It’s a tough and complex business
with a huge drop out ratio and only a small percentage of
Realtors® actually consider this their full time job. With
the maze of contracts, financing, inspections, inventory,
pricing and negotiating, it is now even more important to work
with an experienced Realtor®.
There are many more steps to
the process such as inspections, moving companies, changing
utilities, etc. Our professional experience will help guide you
through the process to make your home selling experience
stress-free and exciting…..as it should be.
Home Selling Steps/Tips:
Why Hire Us as Your Denver Realtors®
The largest investment most people make is their
home. Doesn’t it make sense to let a professional
manage the sale?
- We know our business. We know the actual selling
prices of comparable homes, your competition, and can therefore
intelligently determine the fair market value of your home,
helping to assure top dollar for your property. We can
advise you as to the best methods of enhancing certain features
of your home to make it more attractive to a prospective buyer.
- As Realtors® we know how to market a property to gain
- We pre-screen all prospects, set up appointments and
personally show the property. You are not bothered with
curious and undesirable traffic.
- We know how to negotiate. As an experienced third
party and experts in Real Estate, who are familiar with your
home, we are best qualified to negotiate a contract and to act
as mediators between Seller and Buyer.
- Because we do not have personal ties or fond memories
concerning the property, we are better able to answer all
questions objectively and unemotionally.
- We know Real Estate. Protecting your interest
throughout the negotiations is a part of our service to you.
- As Realtors® we operate under a strict Code of Ethics
enforced by the NATIONAL ASSOCIATION OF REALTORS®, assuring
you the most competent, professional and ethical performance
- We provide full-time service. When you employ us to
sell your house, we will be on the job seven days a week.
If you hire us to sell your house, you won’t have to
worry about staying home for fear that you will miss a
call. You can feel free to go about your normal pursuits,
secure in the knowledge that we are taking care of the business
of selling your home.
- At closing time, we will assist in guiding you through the
paperwork to help assure that title evidence and all other
documents are properly executed.
We guarantee our work. We are a full-time sales team
who has made selling our careers. Our listing agreement is
an employment contract. When your property is sold for the
price and on the terms and conditions agreed upon by you –
when you have received your check for the proceeds from the sale
– then, and only then, do we get paid.
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How We Represent You
SELLER’S AGENT OR TRANSACTION-BROKER
Our Services & Duties to You
Whether we represent you as a Transaction-Broker or a
Seller’s Agent, we shall perform the following Uniform
Duties when working with you:
Broker shall exercise reasonable skill and care for
Buyer, including but not limited to the following:
- Performing the terms of any written or oral agreement with
- Presenting all offers to and from Seller in a timely manner
regardless of whether the Property is subject to a contract for
- Disclosing to Seller adverse material facts actually known
- Advising Seller regarding the transaction to obtain expert
advise as to material matters about which Broker knows but the
specifics of which are beyond the expertise of Broker;
- Accounting in a timely manner for all money and property
- Keeping Seller fully informed regarding the transaction.
Broker shall not disclose the following information
without the informed consent of Seller:
- That Seller is willing to accept less than the asking price
for the Property;
- What the motivating factors are for Seller to sell the
- That Seller will agree to financing terms other than those
- Any material information about Seller unless disclosure is
required by law or failure to disclose such information would
constitute fraud or dishonest dealing; or
- Any facts or suspicions regarding circumstances that could
psychologically impact or stigmatize the Property.
Additional Duties of Seller’s Agent:
- Promoting the interests of Seller with the utmost good
faith, loyalty and fidelity.
- Seeking a price and terms that are acceptable to Seller.
- Counseling Seller as to any material benefits or risks of a
transaction that are actually known by Broker.
SELLER’S OBLIGATIONS TO BROKER. Seller
agrees to conduct all negotiations for the sale of the Property
only through Broker, and to refer to Broker all communications
received in any form from real estate brokers, prospective
buyers, tenants or any other source during the Listing Period of
the contract. Seller shall also represent that Buyer IS or IS
NOT currently a party to any listing agreement with any other
broker to sell the Property.
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Benefits of Competitive Pricing
- Competitive pricing will result in a faster sale of your
home at the highest price.
- Competitively priced properties are eagerly shown more
often by Realtors®.
- Many buyers are not willing to invest their time, energy,
and emotions in lengthy negotiations on overpriced properties.
- Overpricing may put you outside of the price range an
interested buyer is qualified for.
- Competition in today’s real estate market is stiffer
than ever before!
- With the large number of homes for sale in all price ranges
throughout metro Denver and surrounding areas, pricing your
home realistically will give you an important advantage.
Our recommendation in regard to pricing is based on an
interpretation of recent sales and current listing
statistics. Our marketing plan will show how to position
your home for immediate activity against the competition.
Understanding this information will enable us to work together
in correctly pricing your home and your willingness to properly
price your home will lead to a successful sale.
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Preparing Your Denver Home For Sale
When considering putting your home on the market it is best
to look at your home through “Fresh eyes”. The
person purchasing your home wants to visualize it as their
“new” home. Remember your décor and
taste may not be the same as a potential buyers. We
encourage working with a professional stager. A Home
Stager specializes in increasing the appeal of a home so it will
sell more quickly and at the highest possible price. Here
are some common areas of the home to focus on:
- Curb appeal is crucial to the sale! Go out to the
street in front of your home and ask yourself, "Would you
buy this home?"
- Clear the Area. Extra cars parked out front can make
the parking look difficult.
- Keep Lawn Mowed and Trimmed.
- Weed the Garden. Consider planting flowers or adding
planters to the front porch.
- Remove dead shrubs and leaves.
- Straighten, stain, paint or replace fencing. Make
sure all gates are in working order.
- Wash the exterior by hosing it down routinely. Touch
up paint and repainting may be necessary. Eliminate
cobwebs, dirt & dust. Remember, to your buyers this
is a "new" home.
- Power wash and stain decks.
- The Front Entry is the most important. Paint or stain
doors and steps. Make sure your locks are in working
order. Add a fresh welcome mat or potted plants.
Make sure the porch like works!
The goal is "neutralize" the house so potential Buyers
can visualize their items in your space. Also remember,
Buyers are considering your property as their “new”
home. Preparing your house as clean and fresh will help
the house feel welcoming to them.
Remember, potential buyers and their inspectors will be
accessing areas of your home that you might not visit often.
Make sure they will have clear access to your furnace,
water heater and electrical panel.
- Air out house to remove any pet odors.
- Wash baseboards and trim. Paint as needed
- Wash windows and window treatments. Make sure all
windows open properly.
- Clean carpets or polish hardwoods.
- Storage space is important. Clean closets and send
unused items to charity.
- Consider placing excess furniture and items in storage.
- Replace light bulbs.
- Fix leaks and drips.
- Consider painting neutral colors.
- Remove all magnets from Refrigerator.
- Remove all appliances from counters.
- Remove over abundance of personal photographs from
- Give bathrooms an update with new towels.
- Recaulk showers and tubs.
- Touch up paint throughout the home.
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Showing Your Home
NOTE: Before leaving each day…take a
second look! Look at your home “through the eyes of
- BY APPOINTMENT ONLY
Any agent wishing to show your home must first call our office
and provide us with their office information and ID.
After verifying this information, you will be notified of the
requested appointment by our office. In most instances,
if you are not at home when we phone, the Realtor® will be
given the lock box combination and any alarm
instructions. All agents are advised to knock first and
leave their business card. Some of the best showings may be
“spur-of-the-moment” showings, with little notice
to you. Occasionally, an agent may arrive late or not show,
please be patient. Records are kept in our office for
every appointment and showing.
- UNSCHEDULED SHOWINGS
If someone should knock on your door wanting to tour your home
without having first called our office, please ask them to call
our office for an appointment. Do not, under any
circumstances, let anyone into your home without an
appointment. People may come to your door and say their
Realtor® was too busy and they would like to see your
home. Just give them my card and a brochure and have them
call me directly.
- PREPARE YOURSELF AND YOUR FAMILY.
Advise children and others who may be in your home during
showings what to expect and where they can reach me or to call
my office should they need to do so. We are very
concerned about your safety and the security of your home.
- IF WE ARE UNAVAILABLE: In the event that
we are out of town, one of our colleagues will assist us so
your marketing will not be interrupted.
- IF YOU ARE UNAVAILABLE: If you will be
away from your home for more than 24 hours, please let us know
how we might reach you in the event a contract is delivered to
- SHOWING YOUR HOME IS A PRIVILEGE:
We consider it a privilege to show your home. We will do
all that we can to make our clients aware of its
attractiveness. We will give you some hints on what can
be done to put it in its best light. Leaving home during
a scheduled showing allows the prospective purchasers all the
time they need to discover your home and become comfortable
with your property. This is recommended whenever
- ADDED TOUCHES FOR A “PERFECT SHOWING”:
Turn on the lights, open the window coverings, and
open the windows when appropriate, to make your home appear
bright and cheerful.
Turn on all indoor and outdoor lights for an evening
showing. A lighted home is much more inviting than one
that looks cold and dark.
Fresh flowers and pleasant kitchen aromas, such as fresh baked
bread, cookies or cider, are welcoming touches.
Soft mellow background music will help create a soothing
ambiance. Please keep the volume low.
Try to confine pets, as not all people are fond of them.
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Why the First 30 Days on the Market are the Most
Please note that our recommendation on list
price and an estimated sales price of your property is based on
our expertise of the current market, the most recent sales
(normally six months back) as well as what is currently on the
market when your home is ready for showings. Your
home’s size, condition, location and upgrades are a very
important factor when deciding on the list price and estimated
The first 30 days will be the most
important. In all of our marketing efforts i.e.: internet,
direct marketing and print advertising, our goal is to get as
many buyers to the property as possible when first listed, which
in turn, increases your chances of getting the home sold in the
quickest time frame and for the highest possible price. All
showings should try to be accommodated as much as
possible. An agent most likely will not bring a buyer back
after a showing has been turned down.
Keeping the home’s exterior and
interior tidy and in “show home” condition is very
important when you want to make a positive “first
impression” to all buyers.
From our past experience, it seems that the
first offer received usually ends up being the best offer.
Please keep in mind that if your home sells quickly, think about
it as being priced RIGHT and not UNDER priced. At the same
time, keep in mind that if your home is on the market longer
than expected, it may not mean it’s over priced, the
current real estate market is showing us that average days on
market is a little longer than it has been in past years.
Although, a price reduction may be the strategy needed for
getting the home sold.
Many Sellers feel that their home is worth
more than what a Buyer is willing to pay. A real estate
market is defined solely by Buyers and Sellers. The price
a Buyer is willing to pay and the price the Seller is willing to
Our #1 goal is to sell your home in the
quickest time frame and for the highest possible price.
You are hiring us to help you with one of the largest
investments in your life. We are very confident that we
are experts in our business and we look forward to working with
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When You Receive an Offer to Purchase Your
A Buyer has decided your home is perfect! They will
communicate with you through the means of a written offer.
When you as the seller accept this offer it becomes a legal
contract. We use two basic forms of state approved
contracts in Colorado which both require the following
How you wish to take title to the home.
The amount of earnest money deposit
At the time a written offer on a property is initiated, the
buyer will be required to include a personal or cashier’s
check as earnest money. Colorado law requires the deposit to be
made within 24 hours after a fully executed contract.
This amount is credited to the buyer as partial down payment and
represents their intent to purchase the property.
Depending on the price of the property, you should anticipate
typical earnest money to be 1-3% of the purchase price.
The purpose of earnest money is to establish good faith.
Inclusions and exclusions
Items to be included with and excluded from the home.
Title insurance policy
The seller generally pays for this item.
Date for closing
A typical closing is 30 days from contract acceptance. It
can be negotiated earlier or later depending on the
Buyer’s and Seller’s needs.
Date of possession
Although this is negotiable between the buyer and the seller, it
is customary in Colorado for possession to be one to three days
In order to be fully protected, fax signatures are acceptable
during the contract process however originals may need to be
The contract has important legal consequences and if you
desire the services of an attorney and do not currently have
legal counsel in Colorado, We would be happy to provide you with
a list of attorneys.
Depending on the terms of the contract you may
“counter” the initial offer. The Buyer then
has the opportunity of accepting the proposal; declining their
offer, (thus canceling the contract) or submitting a whole new
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Your Home is Under Contract! What’s
There are a number of typical contingencies in the
contract that need to be satisfied:
- TITLE (Paragraph 7(a) of
“Residential Contract to Buy and Sell Real Estate”)
- INSPECTION (Paragraph 10(a) of
“Residential Contract to Buy and Sell Real Estate”)
- LOAN CONDITIONS (Paragraph 5(b) of
“Residential Contract to Buy and Sell Real Estate”)
- ADDITIONAL PROVISIONS (If Applicable) -
specific items agreed upon between the buyer and seller.
(Paragraph 24 of “Residential Contract to Buy and Sell
It is in the Buyer’s best interest to have a thorough home
inspection. Included in this type of inspection are:
Appliances, plumbing, electrical, heating/ventilation,
bath/kitchen fixtures, basements, crawl spaces, garage, roof,
attic, insulation, and general maintenance of the home.
Pools, hot tubs, sprinkler and security systems and structural
evaluations are not generally included in an inspection of this
kind. You should plan to be out of the house two to three
hours during the inspection.
A radon test and a sewer scope are optional
inspections that the Buyer may request to complete. These
are done at no cost to you and will not cause any damage to your
A Buyer may respond to the inspection with a
resolution requesting that the Seller pay for repairs. The
Seller will have the option to accept the conditions of this
resolution, or respond with their own objection. The Buyer
then will have the option of accepting the Seller’s terms
or canceling the contract.
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Preparing to Move
A FEW WEEKS BEFORE CLOSING
Again, we recommend calling well in advance and obtaining a
couple of estimates and gathering specific information about how
the companies charge, their insurance, etc.
Call Public Service at (800) 895-4999 to arrange the start of
your utilities on the day of closing. In Colorado, the
Buyer owns the house the day of the closing so that even if you
are taking possession two or three days later, you are still
responsible for the home.
Call Qwest at 1-800-244-1111 to arrange your telephone service.
Notify the Post Office using a “Change of Address”
form. Or online at: Change of Address.
Water and Sewer
This service will vary depending on the county.
Call to cancel your cable service and determine where the
nearest drop off location is for any leased equipment. The
largest cable television carriers are Comcast at (303) 930-2000
and Direct TV (303) 756-1655. There are other companies as
well, depending upon your area. They are listed in the
Yellow Pages under “Cable Television and CATV.”
ADT Security — (800) 554-3322
Brinks — (800) 735-3537
The Denver Post — (303) 832-3232
The Rocky Mountain News — (303) 892-2525
If you are outside of Denver, you may need to notify an
independent company of your change in service. In Denver,
there is no need to notify anyone.
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Preparing for Closing
A FEW DAYS BEFORE CLOSING
A week prior to closing we can provide an estimated amount of
proceeds from the sale you will be receiving, allowing you to
plan accordingly. The final figure is often not available
until immediately before closing.
Important documents to Bring to Closing
- A photo ID (driver’s license, passport).
- Marriage certificate (if needed)
Even if you are experienced at buying and selling property, the
closing still may have mysteries for most homebuyers.
There is a seemingly endless stack of paper to be signed,
especially by the buyer, but there is no need for confusion
about the procedure. The title is transferred first, and
then the loan is made and placed as an encumbrance against the
TRANSFER OF TITLE
As the sellers you will execute a Warranty Deed conveying your
interest in the property to the Buyer. (Other types of
deeds may be used depending upon the nature of ownership of the
property.) The deed will be recorded with the County Clerk
Bill of Sale
This document, executed by the seller, conveys interest
to the personal property.
Other Buyer/Seller Documents
Once all of the documents have been executed, funds are
collected and disbursed by the closer. Congratulations
you have just sold your home!
A number of other acknowledgements will be signed by you and the
Buyer including a tax agreement letter, water and sewer
prorations, utilities acknowledgement, HUD settlement document
and individual buyer and seller settlement sheets that show all
debits and credits involved in the transaction.
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