Selling your home in Colorado

Selling your home is a major decision, and who you choose to assist you is critical.  Our hands on approach is a key factor that differentiates us from other agents.  When representing you, we are involved in every step of the process and with all parties.  This ensures you have the best selling experience.  Our goal is to get you the most money in the shortest amount of time.  We have a successful track record because of our pre-list process, negotiating skills and years of experience on how to keep deals together.  From listing your home, to the closing, we work hard for you throughout the entire process.

Identifying your needs

• What are your specific goals?
• Why are your selling?
• Are there any special circumstances?
• What is your time frame?

Visiting your home

• To give the most accurate home assessment we need to physically see a home (location, views, floor plan, amenities, condition).
• There are many variables that impact value and salability
• Discuss if any repairs or improvements should be addressed and if you will net more completing these items.  Real estate is not one size fits all, each home and transaction is unique.

Market analysis

• Do extensive research on the home sales in your neighborhood and properties most similar to your property.
• Present a comparative market analysis which shows the competition in the area and how your home compares.  We believe in educating you about the current Colorado Springs market and specifically in each price range and area.

Your Advocates

• We represent you as your Seller's Agent and work as your advocator and negotiator.
• The Listing Agreement outlines our fiduciary duties to you.

Pricing

• We work hand in hand with you to establish a list price you are comfortable with, while trying to achieve your end goal.
• Probe for constructive feedback and evaluating market activity to assess value. 

Preparing your home and staging

• There is a difference between living in a home and selling a home.  When preparing a home to list, our goal is to show buyers how they would live in your home.  With an interior design and construction background, we stage a home to focus on the key amenities your home has and what buyers are looking for.
• If repairs or improvements are needed we have a local subcontractors to assist you.
• De-cluttering and cleaning are the most least expensive way and effective ways to prepare your home for sale.

Preventative Measures

• Being proactive ensures we can answer any possible objection. This includes detailed research on your home and neighborhood, data from the assessor and, regional building, inspection, soil & engineer reports and a list of improvements.  This strategy ensures there are no surprises for any party and that everyone is on the same page.  When your home goes under contract, we want it to be with the right buyer, at the right price, who understands your property and neighborhood.
• Property and area information is shared with buyers in a property profile book at the home. If necessary, we share information with agents prior to showing your home.  This allows a buyer and their agent to be fully informed prior to making an offer and committing to your home.

Marketing Information

• Collect detailed information about your home for marketing (area, schools, HOA's).
• Have measurements of all standard rooms and additional indoor and outdoor spaces
• Strategically market key home amenities to target market to the most probable buyer
• Professional HDR photos of interior and exterior. In many instances virtual tour and aerial photos 
• Home is advertised on all primary and secondary real estate sites
• Target market your home to the top 10% agents in the county.
• Market your home to agents throughout the Front Range, in military communities and key areas where buyers are relocating to Colorado
• Social media advertisements 
• Military advertising and networking 

Home on the Market

• Home in Pikes Peak and Denver Multiple Listing System. 
• Sign with professional color flyers
• Property Profile Book with information about the home, area, schools, neighborhood, HOA 
• Online marketing with all major websites 
• Military sites and newspapers
• Social Media Presence
• Market home to top 10% of agents in El Paso County
• State and nationwide agent marketing
• Showing company to allow buyer agents to set up appointments at anytime 
• We personally contact agents for showing feedback to see if there is interest and if we can answer questions

Offer received

• Carefully review offer, outline contingencies and strengths and weaknesses of offer.
• Discuss with seller the pros and cons of each offer, ensure all contingencies set early in the process.
• Request proof of funds and speak with the lender to confirm buyer's credit has been pulled and income and down payment are verified.
• Guide you through negotiations advising you on what is in your best interest. Our priority is to get you the best price with the best terms.
• Review any key items the buyer and seller need to be in agreement prior to accepting the offer - lease back, disclosures, home sold as is 
• Ensure when your goes under contract, it closes. Approximately 50% of homes that go under contract come back on the market. This impacts your stress level, days on market, and potentially bottom line

Under contract

• The buy and sell contract is largely made up of contingencies 
• With each contingency, one party has a right to object, the other party has the right to attempt to correct and there is a right to terminate.
• Once under contract, the buyer submits earnest money. It is cashed and held in a non interest bearing account.
• Title work is ordered and given to the parties of the contract, the lender and agents
• HOA information is ordered and given to buyer to review and for approval
• If applicable Lead Based Paint contingency is met 
• Buyer completes inspections and can submit written requests for items to be repaired, a price reduction or credit.  Buyer and seller negotiate until in agreement or buyer has the right to terminate.
• ILC - Improvement Location Certificate - if required by title company or lender, a surveyor company documents how the home sits on the lot, the easements and if there are encroachments 
• Buyer's lender orders appraisal.  As listing agent, we provide the appraiser with information about the property, value and comparables and meet them at the home so they can complete their report.
• Loan Conditions is typically the last contingency.  This allows the buyer to terminate if there is something unacceptable regarding  the loan (interest rate increase, job loss, can't satisfy conditions of loan).  
• Per the contract, the property should be in broom clean condition or better.
• Buyer completes final walk through of home prior to closing.
• Seller typically vacates the home prior to the final walk through.
• Seller contacts utility company to transfer utilities to new home owner.
• Seller stops trash service, internet, cable, etc.
• Title company handles the closing, to include dispersing funds, process all legal documents, receive funds for buyer's loan and payoff seller loan. 
• Closing can be handled via a mailout if any party is out of state (or country) or with a Power of Attorney.
• Colorado is a table funding state meaning the funds for the loan are wired prior to closing.
• Seller receives their funds at closing

Each property is unique and it is important for us to view your home before giving you the current market value.  We walk through your home with you, giving you the opportunity to explain updates you have completed or unique information about your home.  The amenities, location and condition are considered when we are researching information to price your home.

To come up with a price range for a home we complete detailed research to include:

• Similar homes that have closed within the last 3-6 months
• Pending homes in the subject area to let us know what prices are drawing in offers
• Active listings to see what the competition is

We find the most similar homes from our research and complete a market analysis similar to an appraiser.  To determine value, we apply debits and credits based upon your home verses a comparable sold.  For example, if a comparable sold is 200 square feet larger than your home, we must apply a debit (take away value), to make the home more similar to yours.  We share our market analysis with you and feel it is a great tool to help prove your home value to buyer’s, other agents and appraisers.

Feel free to contact us if you would like a market analysis of your home.

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