Jim Little's Sun City AZ Real Estate Blog » West Valley

What a Real Estate Agent does for you

jim — Wed, 27 Jan 2010 20:08:14 +0000

This is a long post, and is provided courtesy on the National Association of REALTORS® and

Orlando Regional REALTORS^®.

The information is valid, now more than ever.

Surveys show that many homeowners and homebuyers are not aware of the true value a REALTOR^® provides during the course of a real estate transaction.

The list here is just a baseline since the services may vary within each brokerage and each market.   Many REALTORS^® routinely provide a wide variety of additional services that are as varied as the nature of each transaction.

By the same token, some transactions may not require some of these steps to be equally successful. However, most would agree that given the unexpected complications that can arise, it’s far better to know about a step and make an intelligent, informed decision to skip it, than to not know the possibility even existed.

The Critical Role of the REALTOR^® – 180 Steps

Listed here are 180 typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed.

More importantly, they reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process – a REALTOR^®.

Pre-Listing Activities

1

Make appointment with seller for listing presentation

2

Send seller a written or e-mail confirmation of listing appointment and call to confirm

3

Review pre-appointment questions

4

Research all comparable currently listed properties

5

Research sales activity for past 18 months from MLS and public records databases

6

Research “Average Days on Market” for this property of this type, price range and location

7

Download and review property tax roll information

8

Prepare “Comparable Market Analysis” (CMA) to establish fair market value

9

Obtain copy of subdivision plat/complex lay-out

10

Research property’s ownership & deed type

11

Research property’s public record information for lot size & dimensions

12

Research and verify legal description

13

Research property’s land use coding and deed restrictions

14

Research property’s current use and zoning

15

Verify legal names of owner(s) in county’s public property records

16

Prepare listing presentation package with above materials and HomeTrack™ information

17

Perform exterior “Curb Appeal Assessment” of subject property

18

Compile and assemble formal file on property

19

Confirm current public schools and explain impact of schools on market value

20

Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

21

Give seller an overview of current market conditions and projections

22

Review agent’s and company’s credentials and accomplishments in the market

23

Present company’s profile and position or “niche” in the marketplace

24

Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds

25

Offer pricing strategy based on professional judgment and interpretation of current market conditions

26

Discuss Goals With Seller To Market Effectively

27

Explain market power and benefits of Multiple Listing Service

28

Explain market power of web marketing, IDX and REALTOR.com

29

Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends

30

Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers

31

Present and discuss strategic master marketing plan

32

Explain different agency relationships and determine seller’s preference

33

Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature

Once Property is Under Listing Agreement

34

Review current title information

35

Measure overall and heated square footage

36

Measure interior room sizes

37

Confirm lot size via owner’s copy of certified survey, if available

38

Note any and all unrecorded property lines, agreements, easements

39

Obtain house plans, if applicable and available

40

Review house plans and make copy

41

Order plat map for retention in property’s listing file

42

Prepare showing instructions for buyers’ agents and agree on showing time window with seller

43

Obtain current mortgage loan(s) information: companies and & loan account numbers

44

Verify current loan information with lender(s)

45

Check assumability of loan(s) and any special requirements

46

Discuss possible buyer financing alternatives and options with seller

47

Review current appraisal if available

48

Identify Home Owner Association manager if applicable

49

Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee

50

Order copy of Homeowner Association bylaws, if applicable

51

Research electricity availability and supplier’s name and phone number

52

Calculate average utility usage from last 12 months of bills

53

Research and verify city sewer/septic tank system

54

Water System: Calculate average water fees or rates from last 12 months of bills )

55

Well Water: Confirm well status, depth and output from Well Report

56

Natural Gas: Research/verify availability and supplier’s name and phone number

57

Verify security system, current term of service and whether owned or leased

58

Verify if seller has transferable Termite Bond

59

Ascertain need for lead-based paint disclosure

60

Prepare detailed list of property amenities and assess market impact

61

Prepare detailed list of property’s “Inclusions & Conveyances with Sale“

62

Compile list of completed repairs and maintenance items

63

Send “Vacancy Checklist” to seller if property is vacant

64

Explain benefits of Home Owner Warranty to seller

65

Assist sellers with completion and submission of Home Owner Warranty Application

66

When received, place Home Owner Warranty in property file for conveyance at time of sale

67

Have extra key made for lockbox

68

Verify if property has rental units involved. And if so:

69

     * Make copies of all leases for retention in listing file

70

     * Verify all rents & deposits

71

     * Inform tenants of listing and discuss how showings will be handled

72

Arrange for installation of yard sign

73

Assist seller with completion of Seller’s Disclosure form

74

“New Listing Checklist” Completed

75

Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability

76

Review results of Interior Décor Assessment and suggest changes to shorten time on market

77

Load listing into transaction management software program

Entering Property in Multiple Listing Service Database

78

Prepare MLS Profile Sheet — Agents is responsible for “quality control” and accuracy of listing data

79

Enter property data from Profile Sheet into MLS Listing Database

80

Proofread MLS database listing for accuracy – including proper placement in mapping function

81

Add property to company’s Active Listings list

82

Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours

83

Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography

Marketing The Listing

84

Create print and Internet ads with seller’s input

85

Coordinate showings with owners, tenants, and other Realtors^®. Return all calls – weekends included

86

Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows

87

Prepare mailing and contact list

88

Generate mail-merge letters to contact list

89

Order “Just Listed” labels & reports

90

Prepare flyers & feedback faxes

91

Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability

92

Prepare property marketing brochure for seller’s review

93

Arrange for printing or copying of supply of marketing brochures or fliers

94

Place marketing brochures in all company agent mail boxes

95

Upload listing to company and agent Internet site, if applicable

96

Mail Out “Just Listed” notice to all neighborhood residents

97

Advise Network Referral Program of listing

98

Provide marketing data to buyers coming through international relocation networks

99

Provide marketing data to buyers coming from referral network

100

Provide “Special Feature” cards for marketing, if applicable

101

Submit ads to company’s participating Internet real estate sites

102

Price changes conveyed promptly to all Internet groups

103

Reprint/supply brochures promptly as needed

104

Loan information reviewed and updated in MLS as required

105

Feedback e-mails/faxes sent to buyers’ agents after showings

106

Review weekly Market Study

107

Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

108

Place regular weekly update calls to seller to discuss marketing & pricing

109

Promptly enter price changes in MLS listing database

The Offer and Contract

109

Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.

110

Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes

111

Counsel seller on offers. Explain merits and weakness of each component of each offer

112

Contact buyers’ agents to review buyer’s qualifications and discuss offer

113

Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible

114

Confirm buyer is pre-qualified by calling Loan Officer

115

Obtain pre-qualification letter on buyer from Loan Officer

116

Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date

117

Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent

118

Fax copies of contract and all addendums to closing attorney or title company

119

When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent

120

Record and promptly deposit buyer’s earnest money in escrow account.

121

Disseminate “Under-Contract Showing Restrictions” as seller requests

122

Deliver copies of fully signed Offer to Purchase contract to seller

123

Fax/deliver copies of Offer to Purchase contract to Selling Agent

133

Fax copies of Offer to Purchase contract to lender

124

Provide copies of signed Offer to Purchase contract for office file

125

Advise seller in handling additional offers to purchase submitted between contract and closing

126

Change status in MLS to “Sale Pending”

127

Update transaction management program show “Sale Pending”

128

Review buyer’s credit report results — Advise seller of worst and best case scenarios

129

Provide credit report information to seller if property will be seller-financed

130

Assist buyer with obtaining financing, if applicable and follow-up as necessary

131

Coordinate with lender on Discount Points being locked in with dates

132

Deliver unrecorded property information to buyer

133

Order septic system inspection, if applicable

134

Receive and review septic system report and assess any possible impact on sale

135

Deliver copy of septic system inspection report lender & buyer

136

Deliver Well Flow Test Report copies to lender & buyer and property listing file

137

Verify termite inspection ordered

138

Verify mold inspection ordered, if required

Tracking the Loan Process

139

Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned

140

Follow Loan Processing Through To The Underwriter

141

Add lender and other vendors to HomeTrack™ so agents, buyer and seller can track progress of sale

142

Contact lender weekly to ensure processing is on track

143

Relay final approval of buyer’s loan application to seller

Home Inspection

144

Coordinate buyer’s professional home inspection with seller

145

Review home inspector’s report

146

Enter completion into transaction management tracking software program

147

Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract

148

Ensure seller’s compliance with Home Inspection Clause requirements

149

Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs

150

Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed

The Appraisal

151

Schedule Appraisal

154

Provide comparable sales used in market pricing to Appraiser

152

Follow-Up On Appraisal

151

Enter completion into transaction management program

153

Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

154

Contract Is Signed By All Parties

155

Coordinate closing process with buyer’s agent and lender

156

Update closing forms & files

157

Ensure all parties have all forms and information needed to close the sale

158

Select location where closing will be held

159

Confirm closing date and time and notify all parties

160

Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates

161

Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing

172

Research all tax, HOA, utility and other applicable prorations

162

Request final closing figures from closing agent (attorney or title company)

163

Receive & carefully review closing figures to ensure accuracy of preparation

164

Forward verified closing figures to buyer’s agent

165

Request copy of closing documents from closing agent

166

Confirm buyer and buyer’s agent have received title insurance commitment

167

Provide “Home Owners Warranty” for availability at closing

168

Reviews all closing documents carefully for errors

169

Forward closing documents to absentee seller as requested

170

Review documents with closing agent (attorney)

171

Provide earnest money deposit check from escrow account to closing agent

173

Coordinate this closing with seller’s next purchase and resolve any timing problems

174

Have a “no surprises” closing so that seller receives a net proceeds check at closing

175

Refer sellers to one of the best agents at their destination, if applicable

176

Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.

177

Close out listing in HomeTrack™

Follow Up After Closing

178

Answer questions about filing claims with Home Owner Warranty company if requested

179

Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied

180

Respond to any follow-on calls and provide any additional information required from office files.

If You Don’t Buy a House Now, You’re Stupid or Broke!

jim — Mon, 14 Dec 2009 16:44:11 +0000

Not my words, this is the headline from a Business Week writer, Marc Roth.

His position, interest is at ~5% for a thirty year fixed loan. This is a historically low rate, the lowest in 40 years. You can read the original article HERE.

In addition to the points Mr. Roth writes about, think of these.

Inventory is at a healthy level(827 Active listings in Sun City alone)
The average list price for a 1435 square foot home is $134,388. This is about $93.00 per square foot.
Prices are at the 2002/2003 levels.
82 homes have sold in the last 30 days, a traditionally slow period.
Lending guidelines are tightening for all types of home loans.

Consider this, Sun City prices are a great bargain for a home in the sixth largest metropolitan area in the US. Compare the values to New York, Chicago or L.A. and see if you don’t agree.

All in All, good words if you are thinking about a new Sun City neighborhood home.

Jim Little, Your Sun City Neighborhood REALTOR®

I Can Help Your Friends!

jim — Sat, 03 Oct 2009 02:07:18 +0000

Who do you know that is looking to buy or sell real estate in the next 6 months? Contact me and I can either help them locally or refer them to a competent real estate agent through my extensive network of agents nationwide.

Jim Little, Your Sun City REALTOR

5 Reasons to move to Sun City AZ

jim — Fri, 04 Sep 2009 17:11:48 +0000

Sun City AZ was Del Webb’s first and premier age qualified community. Mr. Webb envisioned a community dedicated to the wants and needs of persons who were retired, or soon to retire. He knew these buyers were active and wanted to remain so.

Sun City was built with a recreation center, (now 7) a golf course, (now 7 + 3 country clubs) and stores all completed by the first day of sales. With the addition of Boswell Hospital, Sun City became a virtually self-sufficient community, unique then and still unique and desirable today.

The following are 5 of the many reasons people move to Sun City AZ:

Climate. Without a doubt, this is the foremost reason people move to Sun City. The Arizona economy used to be based upon the “4 C’s:” Climate, Cattle, Copper, and Citrus. Of these, only Climate and Cattle remain important. Unfortunately, Cattle is becoming less so. Our climate provides warm, sunny winters with minimal rain, almost no snow (you can visit it in less than 2 hours if you wish).

Cost. Homes in Sun City today, 9/2009, range from a $40,000 1 bedroom condo to $450,000 semi-custom homes on a golf course or a lake. (Yes Virginia, we have lakes) There is a home in Sun City to suit the needs, wants and budget of almost everyone.

Convenience. Sun City AZ has the benefit of being part of the Phoenix metropolitan area, with fine dining, museums, hospitals, parks, theatre, symphony and universities, and professional sports teams like the Diamondbacks, Cardinals and Coyotes.

Health. This has historically been a major reason why people move here. The climate has long been known to be beneficial to arthritis sufferers. Sun City is home to Banner/Sun Health and Boswell Hospital, leaders in the treatment and research of age-related problems.

Recreation. This is a subject too big to be covered adequately by any one post. I’ll write more on this soon. For the time being, did you know there are 120+ clubs sponsored by the Sun City Recreation Association? There is something here for anyone. Yes, we have shuffleboard, but also softball, recreational and competitive swimming, bocce and lawn bowling, fine arts and crafts, in short, if you cannot find a club to share your interests, maybe you have no interests.

Jim Little, Your Sun City Neighborhood REALTOR®

The Paradox, Sales up, Prices down.

jim — Sun, 12 Jul 2009 19:35:08 +0000

People trying to sell a home today ask me, “Why do I have to sell such a low price”?

The answer is at once simple and complex. The Phoenix AZ market is currently driven by the lenders selling foreclosed properties. In addition, there are many people who face foreclosure. Currently there are over 40,000 notices of default pending. These factors depress listing prices.

Buying activity is centered on these foreclosed homes, with the dominant players being investors chasing these homes with CASH. It is very difficult for the traditional buyers to successfully compete in this market.

Sun City is slightly different, in that there are few foreclosed homes and buyer activity has been stable, if lower than normal, for the last few months. The problem here is that the prospective buyers who would like to sell the old family home and move into an adult community cannot sell because they are competing with the REO (foreclosed) sellers.

My analysis of the current conditions lead me to believe that sales prices will stabilize, indeed may have already stabilized, but cannot go up any significant amount for at least 2 more years.

It remains difficult to sell a traditional listing, but not impossible.

Buyers, it is no longer a buyers market, but the conditions remain good for the purchase of a new home, especially for first time buyers. A caution, interest rates are now creeping up, and traditional inventory is gradually being absorbed. The first time buyer credit is scheduled to expire in December, don’t wait too long.

Jim Little, Your Sun City REALTOR®
To search the MLS with NO Registration, click HERE

Why Buy A Sun City AZ Home NOW?

jim — Sat, 20 Jun 2009 19:53:07 +0000

The Phoenix area real estate is rising from the ashes just like its namesake, the mytical bird.

The lowest priced homes, under $100,000 are selling withind a few days, often with multiple offers.

Bank owned homes, (REO) ar also selling very well. REO new listings have been averaging 4,000 per month. Pending sales in this category are currently 6000. Obviously, even the older, stale inventory is now being absorbed. As a side note, this means if there really is a “shadow inventory” of foreclosures that haven’t been listed yet, the market seems to be standing ready to buy them.

On a more local level, homes for sale in the Sun City neighborhood have decreased in the last couple of months, and sales + pending sales have increased, a sure sign of a recovery in its early stages.

New appraisals are coming in at or above contract prices, and the Market Condition Report appraisers are now required to file no longer defines properties as being in a declining market.

Interest rates, while still at an artificial low, are starting to creep up. If you are thinking about buying a home, do it soon. Historically, when interest rates reach a low, they will rebound to prior levels quickly. This rebound can be very dramatic. Interest affects buyer costs much more than the sales price over the term of a loan. It also limits the home you can buy on any given income. Act soon to take advantage of these very attractive rates.

The government First Time Buyer Tax Credit is working, bringing renters into the market. HUD is now allowing lenders to provide bridge loans so the tax credit can be used toward closing costs. This reduces the out-of-pocket expenses for a home buyer. It is important to note that this is for closing costs, not for down payment purposes as some reported in error.

Another promising piece of news, Friday 6/19/2009, large banks began paying back the TARP loans. It is nice to see this program seems to have worked, but 75% of the money loaned has yet to be repaid.

And last, it is a small step, but GM announced Friday the company would be recalling 900 laid-off workers. Just a drop in the bucket, but the right direction anyway.

Condo For Sale

jim — Fri, 29 May 2009 19:15:11 +0000

Jim Little | Ken Meade Realty | 623-521-6768

9514 W. Greenway Rd., Sun City, AZ

Convenient central Sun City location, Friendly condo group. Your perfect seasonal or year-round home.

2BR/1.5BA Condo

offered at $132,500

Year Built	1972
Sq Footage	1,658
Bedrooms	2
Bathrooms	1 full, 1 partial
Floors	1
Parking	2 Car garage
Lot Size	405 sqft
HOA/Maint	$145 per month

DESCRIPTION

Enter this beautiful duplex condo through your saltillo tile paved entry courtyard.
This home features a light and bright step saver kitchen with a brakfast nook looking onto the entry courtyard.
You will enjoy the formal dining/living area and your additional Arizona room and screened patio.
Spacious 2 car garage with storage cabinets, and a good sized utility room also.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Walk-in closet
Tile floor	Family room	Living room
Breakfast nook	Dishwasher	Refrigerator
Stove/Oven	Microwave	Washer
Dryer	Laundry area – inside

COMMUNITY FEATURES

Clubhouse	Fitness center	Swimming pool(s)
Sauna/Spa	Tennis court(s)	Golf course
Lake

OTHER SPECIAL FEATURES

Screened patio

ADDITIONAL PHOTOS

Street View	Tiled Entry Courtyard
Kitchen	Breakfast Nook
Living Room	Greenbelt

Contact info:

Jim Little

Ken Meade Realty

623-521-6768

For sale by agent/broker

Equal Opportunity Housing

Posted: May 29, 2009, 10:55am PDT

Is it Time to Buy A New Home?

Jim Little — Wed, 12 Sep 2007 23:00:00 +0000

To know the answer to that question, it is important to ask yourself the following questions first:

Do you plan on living in the home for 3 to 5 years?
Do you have a stable job or retirement income?
Are rents and rental occupancy rates increasing in the area you wish to live?

If you answered yes to these three questions, now is the time to buy a home.

If you want a great buy, and could care less about keeping up with the Jones. buy the house that will provide a HOME for you and your family.

The tactic many buyers seem to be taking now, that of attempting to time the market, is self-defeating. Attempting to "time" the market and buy at the bottom, is as difficult as trying to "time" the top and sell at the top. If you don’t believe me, ask the many thousands of real estate "investors" who have filed for bankruptcy recently.

When considering buying a home for you and your family, a few very important things must be considered.

Pick a home with a good LOCATION! Homes with good locations sell when nothing else will.
Pick a home with good fundamentals. Don’t buy one with an odd floor plan, a lot too big or too small for your needs, too few or too many bedrooms or baths, etc.
Get a loan approval FIRST! Interest rates are still near historical lows, and if you are buying a normal family home, fixed rate conforming loans are still availabe, but the seller will need to know you are prepared to buy the home before taking the home off the market. Your real estate agent should be able to help you with this.

Jim Little, Your Sun City Realtor
http://jclittle.com/
Ken Meade Realty
17001 N Del Webb Blvd
Sun City AZ 85373
800-877-1776
623-977-1776

By the way…if you know someone who is interested in buying or selling real estate in the Sun City Neighborhood, Peoria, Glendale or Surprise, please call me with their name and phone number. Thank you!

>About The Author

As a full time agent with Ken Meade Realty a Sun City neighborhood Brokerage business, Jim utilizes his Marketing Degree and 35 years of Business and Real Estate experience in order to help clients with their primary residence and second home needs. He contributes to a daily Web Blog which focuses on the Sun City, Sun City West, Glendale, Peoria and Surprise Arizona Real Estate Market, as well as other topics important to those and neighboring communities. For more information on Jim and Ken Meade Realty, please visit his website at http://www.suncityneighborhood.com/ or his other blog at:http://activerain.com/blogs/jlittle

Jim Little, Your Sun City Realtor

30 Home Buying Secrets You Should Know

Jim Little — Fri, 07 Sep 2007 05:36:41 +0000

Lenn Harley, a broker in Maryland at Homefinders.com wrote about this in her blog. I feel it is important enough to quote a few of the secrets here.

Secret: The agent’s whose name is on the FOR SALE sign in the yard has promised the seller that he/she will get the best price for the seller. The only information required of a seller’s representative would be "material defects". General condition of a property should be obtained the a home inspection with a contingency to void the contract if the house has serious maintenance, structural problems

Secret:Earnest money deposits may be forfeited if a buyer falsely represents his/her financial ability to obtain financing. Buyers who do not cooperate with the financing paragraphs and cause the seller to keep the home off market have caused the seller serious damages and may not get their earnest refunded.

Secret: Termite Warranties do not protect your home from termite damage. Termites cannot read.

To see the other 27 secrets, please go to Lenn Harley’s blog by clicking here.

Jim Little, Your Sun City Realtor
http://jclittle.com/
Ken Meade Realty
17001 N Del Webb Blvd
Sun City AZ 85373
800-877-1776
623-977-1776

>About The Author

Jim Little, Your Sun City Realtor

When are you Age Qualified?

Jim Little — Thu, 06 Sep 2007 18:23:27 +0000

Homes for sale in Sun City Grand, Westbrook Village

If you like many others believe you have to be 55 years old to live in an active adult community, have I got news for you.

Both Sun City Grand, and Westbrook Village have lower age restrictions. You may buy a home and live in it at age 45 in Sun City Grand. Homes for sale in Sun City Grand range from $129,000 to $889,000.

Westbrook Village has an even lower age limit. You can buy a home and live in it in Westbrook Village at age 40. Homes for sale in Westbrook Village range from $149,000 to $539,000.

How can these communities do this? The federal rule is that 80% of the homes have at least 1 occupant over 55 years old, and no occupant under 19 years old for longer than 90 days. If the bylaws of the community allow it, and the community governing body will keep the records, households can be allowed occupancy of younger people up to 20% of the total. The key is keeping records, which Sun City Grand and Westbrook do.

Think about it, you can enjoy the benefits of active adult community living while you are still young enough to enjoy it.

Jim Little, Your Sun City Realtor
http://jclittle.com/
Ken Meade Realty
17001 N Del Webb Blvd
Sun City AZ 85373
800-877-1776
623-977-1776

>About The Author

Jim Little, Your Sun City Realtor

	Pre-Listing Activities
1	Make appointment with seller for listing presentation
2	Send seller a written or e-mail confirmation of listing appointment and call to confirm
3	Review pre-appointment questions
4	Research all comparable currently listed properties
5	Research sales activity for past 18 months from MLS and public records databases
6	Research “Average Days on Market” for this property of this type, price range and location
7	Download and review property tax roll information
8	Prepare “Comparable Market Analysis” (CMA) to establish fair market value
9	Obtain copy of subdivision plat/complex lay-out
10	Research property’s ownership & deed type
11	Research property’s public record information for lot size & dimensions
12	Research and verify legal description
13	Research property’s land use coding and deed restrictions
14	Research property’s current use and zoning
15	Verify legal names of owner(s) in county’s public property records
16	Prepare listing presentation package with above materials and HomeTrack™ information
17	Perform exterior “Curb Appeal Assessment” of subject property
18	Compile and assemble formal file on property
19	Confirm current public schools and explain impact of schools on market value
20	Review listing appointment checklist to ensure all steps and actions have been completed

	Listing Appointment Presentation
21	Give seller an overview of current market conditions and projections
22	Review agent’s and company’s credentials and accomplishments in the market
23	Present company’s profile and position or “niche” in the marketplace
24	Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
25	Offer pricing strategy based on professional judgment and interpretation of current market conditions
26	Discuss Goals With Seller To Market Effectively
27	Explain market power and benefits of Multiple Listing Service
28	Explain market power of web marketing, IDX and REALTOR.com
29	Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
30	Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
31	Present and discuss strategic master marketing plan
32	Explain different agency relationships and determine seller’s preference
33	Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature

	Once Property is Under Listing Agreement
34	Review current title information
35	Measure overall and heated square footage
36	Measure interior room sizes
37	Confirm lot size via owner’s copy of certified survey, if available
38	Note any and all unrecorded property lines, agreements, easements
39	Obtain house plans, if applicable and available
40	Review house plans and make copy
41	Order plat map for retention in property’s listing file
42	Prepare showing instructions for buyers’ agents and agree on showing time window with seller
43	Obtain current mortgage loan(s) information: companies and & loan account numbers
44	Verify current loan information with lender(s)
45	Check assumability of loan(s) and any special requirements
46	Discuss possible buyer financing alternatives and options with seller
47	Review current appraisal if available
48	Identify Home Owner Association manager if applicable
49	Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee
50	Order copy of Homeowner Association bylaws, if applicable
51	Research electricity availability and supplier’s name and phone number
52	Calculate average utility usage from last 12 months of bills
53	Research and verify city sewer/septic tank system
54	Water System: Calculate average water fees or rates from last 12 months of bills )
55	Well Water: Confirm well status, depth and output from Well Report
56	Natural Gas: Research/verify availability and supplier’s name and phone number
57	Verify security system, current term of service and whether owned or leased
58	Verify if seller has transferable Termite Bond
59	Ascertain need for lead-based paint disclosure
60	Prepare detailed list of property amenities and assess market impact
61	Prepare detailed list of property’s “Inclusions & Conveyances with Sale“
62	Compile list of completed repairs and maintenance items
63	Send “Vacancy Checklist” to seller if property is vacant
64	Explain benefits of Home Owner Warranty to seller
65	Assist sellers with completion and submission of Home Owner Warranty Application
66	When received, place Home Owner Warranty in property file for conveyance at time of sale
67	Have extra key made for lockbox
68	Verify if property has rental units involved. And if so:
69	* Make copies of all leases for retention in listing file
70	* Verify all rents & deposits
71	* Inform tenants of listing and discuss how showings will be handled
72	Arrange for installation of yard sign
73	Assist seller with completion of Seller’s Disclosure form
74	“New Listing Checklist” Completed
75	Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
76	Review results of Interior Décor Assessment and suggest changes to shorten time on market
77	Load listing into transaction management software program

	Entering Property in Multiple Listing Service Database
78	Prepare MLS Profile Sheet — Agents is responsible for “quality control” and accuracy of listing data
79	Enter property data from Profile Sheet into MLS Listing Database
80	Proofread MLS database listing for accuracy – including proper placement in mapping function
81	Add property to company’s Active Listings list
82	Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
83	Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography

	Marketing The Listing
84	Create print and Internet ads with seller’s input
85	Coordinate showings with owners, tenants, and other Realtors^®. Return all calls – weekends included
86	Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
87	Prepare mailing and contact list
88	Generate mail-merge letters to contact list
89	Order “Just Listed” labels & reports
90	Prepare flyers & feedback faxes
91	Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
92	Prepare property marketing brochure for seller’s review
93	Arrange for printing or copying of supply of marketing brochures or fliers
94	Place marketing brochures in all company agent mail boxes
95	Upload listing to company and agent Internet site, if applicable
96	Mail Out “Just Listed” notice to all neighborhood residents
97	Advise Network Referral Program of listing
98	Provide marketing data to buyers coming through international relocation networks
99	Provide marketing data to buyers coming from referral network
100	Provide “Special Feature” cards for marketing, if applicable
101	Submit ads to company’s participating Internet real estate sites
102	Price changes conveyed promptly to all Internet groups
103	Reprint/supply brochures promptly as needed
104	Loan information reviewed and updated in MLS as required
105	Feedback e-mails/faxes sent to buyers’ agents after showings
106	Review weekly Market Study
107	Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
108	Place regular weekly update calls to seller to discuss marketing & pricing
109	Promptly enter price changes in MLS listing database

	The Offer and Contract
109	Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
110	Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
111	Counsel seller on offers. Explain merits and weakness of each component of each offer
112	Contact buyers’ agents to review buyer’s qualifications and discuss offer
113	Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible
114	Confirm buyer is pre-qualified by calling Loan Officer
115	Obtain pre-qualification letter on buyer from Loan Officer
116	Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date
117	Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
118	Fax copies of contract and all addendums to closing attorney or title company
119	When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
120	Record and promptly deposit buyer’s earnest money in escrow account.
121	Disseminate “Under-Contract Showing Restrictions” as seller requests
122	Deliver copies of fully signed Offer to Purchase contract to seller
123	Fax/deliver copies of Offer to Purchase contract to Selling Agent
133	Fax copies of Offer to Purchase contract to lender
124	Provide copies of signed Offer to Purchase contract for office file
125	Advise seller in handling additional offers to purchase submitted between contract and closing
126	Change status in MLS to “Sale Pending”
127	Update transaction management program show “Sale Pending”
128	Review buyer’s credit report results — Advise seller of worst and best case scenarios
129	Provide credit report information to seller if property will be seller-financed
130	Assist buyer with obtaining financing, if applicable and follow-up as necessary
131	Coordinate with lender on Discount Points being locked in with dates
132	Deliver unrecorded property information to buyer
133	Order septic system inspection, if applicable
134	Receive and review septic system report and assess any possible impact on sale
135	Deliver copy of septic system inspection report lender & buyer
136	Deliver Well Flow Test Report copies to lender & buyer and property listing file
137	Verify termite inspection ordered
138	Verify mold inspection ordered, if required

	Tracking the Loan Process
139	Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
140	Follow Loan Processing Through To The Underwriter
141	Add lender and other vendors to HomeTrack™ so agents, buyer and seller can track progress of sale
142	Contact lender weekly to ensure processing is on track
143	Relay final approval of buyer’s loan application to seller

	Home Inspection
144	Coordinate buyer’s professional home inspection with seller
145	Review home inspector’s report
146	Enter completion into transaction management tracking software program
147	Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
148	Ensure seller’s compliance with Home Inspection Clause requirements
149	Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
150	Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed

	The Appraisal
151	Schedule Appraisal
154	Provide comparable sales used in market pricing to Appraiser
152	Follow-Up On Appraisal
151	Enter completion into transaction management program
153	Assist seller in questioning appraisal report if it seems too low

	Closing Preparations and Duties
154	Contract Is Signed By All Parties
155	Coordinate closing process with buyer’s agent and lender
156	Update closing forms & files
157	Ensure all parties have all forms and information needed to close the sale
158	Select location where closing will be held
159	Confirm closing date and time and notify all parties
160	Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
161	Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
172	Research all tax, HOA, utility and other applicable prorations
162	Request final closing figures from closing agent (attorney or title company)
163	Receive & carefully review closing figures to ensure accuracy of preparation
164	Forward verified closing figures to buyer’s agent
165	Request copy of closing documents from closing agent
166	Confirm buyer and buyer’s agent have received title insurance commitment
167	Provide “Home Owners Warranty” for availability at closing
168	Reviews all closing documents carefully for errors
169	Forward closing documents to absentee seller as requested
170	Review documents with closing agent (attorney)
171	Provide earnest money deposit check from escrow account to closing agent
173	Coordinate this closing with seller’s next purchase and resolve any timing problems
174	Have a “no surprises” closing so that seller receives a net proceeds check at closing
175	Refer sellers to one of the best agents at their destination, if applicable
176	Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
177	Close out listing in HomeTrack™

	Follow Up After Closing
178	Answer questions about filing claims with Home Owner Warranty company if requested
179	Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
180	Respond to any follow-on calls and provide any additional information required from office files.