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?

1. 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.
2. As Realtors® we know how to market a property to gain maximum results.
3. We pre-screen all prospects, set up appointments and personally show the property.  You are not bothered with curious and undesirable traffic.
4. 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.
5. Because we do not have personal ties or fond memories concerning the property, we are better able to answer all questions objectively and unemotionally.
6. We know Real Estate.  Protecting your interest throughout the negotiations is a part of our service to you.
7. 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 available.
8. 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.
9. 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:

1. Performing the terms of any written or oral agreement with Seller;
2. Presenting all offers to and from Seller in a timely manner regardless of whether the Property is subject to a contract for sale;
3. Disclosing to Seller adverse material facts actually known by Broker;
4. 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;
5. Accounting in a timely manner for all money and property received; and
6. Keeping Seller fully informed regarding the transaction.

Broker shall not disclose the following information without the informed consent of Seller:

1. That Seller is willing to accept less than the asking price for the Property;
2. What the motivating factors are for Seller to sell the property;
3. That Seller will agree to financing terms other than those offered;
4. Any material information about Seller unless disclosure is required by law or failure to disclose such information would constitute fraud or dishonest dealing; or
5. Any facts or suspicions regarding circumstances that could psychologically impact or stigmatize the Property.

Additional Duties of Seller’s Agent:

1. Promoting the interests of Seller with the utmost good faith, loyalty and fidelity.
2. Seeking a price and terms that are acceptable to Seller.
3. 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

1. Competitive pricing will result in a faster sale of your home at the highest price.
2. Competitively priced properties are eagerly shown more often by Realtors®.
3. Many buyers are not willing to invest their time, energy, and emotions in lengthy negotiations on overpriced properties.
4. Overpricing may put you outside of the price range an interested buyer is qualified for.
5. Competition in today’s real estate market is stiffer than ever before!
6. 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:

Exterior:

• 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!

Interior:
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.  

• 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 home. 
• Give bathrooms an update with new towels.
• Recaulk showers and tubs. 
• Touch up paint throughout the home.

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Showing Your Home

• 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 us.
• 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 possible.
• 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 Important

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 sales price.

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 sell.

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 you.

Start Packing!

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When You Receive an Offer to Purchase Your Home!

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 information:

Buyer’s Name
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 after closing.

Signatures
In order to be fully protected, fax signatures are acceptable during the contract process however originals may need to be obtained.  

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.

Counter proposal
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 offer.

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Your Home is Under Contract! What’s Next?

There are a number of typical contingencies in the contract that need to be satisfied:

1. TITLE (Paragraph 7(a) of “Residential Contract to Buy and Sell Real Estate”)
2. INSPECTION (Paragraph 10(a) of “Residential Contract to Buy and Sell Real Estate”)
3. LOAN CONDITIONS (Paragraph 5(b) of “Residential Contract to Buy and Sell Real Estate”)
4. ADDITIONAL PROVISIONS (If Applicable) - specific items agreed upon between the buyer and seller. (Paragraph 24 of “Residential Contract to Buy and Sell Real Estate”)

Home Inspection
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 home.

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

Moving Arrangements
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.

Utilities
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.

Telephone
Call Qwest at 1-800-244-1111 to arrange your telephone service.

Mail
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.

OPTIONAL

Cable Service
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.”

Security
ADT Security — (800) 554-3322
Brinks — (800) 735-3537

Newspaper
The Denver Post — (303) 832-3232
The Rocky Mountain News — (303) 892-2525

Garbage Service
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)

AT CLOSING
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 property.

TRANSFER OF TITLE

Warranty Deed
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 and Recorder.

Bill of Sale
This document, executed by the seller, conveys interest to the personal property.

Other Buyer/Seller Documents
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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