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CABINS TO CASTLES REAL ESTATE
PAGE 1 SELLERS GUIDE
Who is a Cabins to Castles Agent? Cabins to Castles on Seneca Real Estate has been a pillar in the commu-
nity for 25 years! We are an Independently Owned and Operated company
located in downtown Watkins Glen, NY. Our agents have years of experi-
ence in Real Estate and other Real Estate related fields to provide you with
the best experience possible. Our agents are your neighbors, having a per-
sonal investment in the growth of the community. Visit our Website
www.CabinstoCastlesRE.com to find more information about our agents.
Located in the Growing
Village of Watkins Glen in
a Prime Location in the
Center of Town.
Wouldn’t You Like
Your Property
Highlighted Here? Cabins to Castles office Watkins Glen Grand Prix Festival 2017
Being an Independently Owned and Operated Company
our agents are able to make individual decisions to best
suit your property needs.
A Cabins to Castles agent is available to you and your
properties buyers 24/7 through their mobile tools!
CABINS TO CASTLES REAL ESTATE
PAGE 2 SELLERS GUIDE
What a Cabins to Castles
agent will do for you
PRE-LISTING
Schedule a tour of your property
to discuss your needs, property up-
grades, and the key features of
your property.
Conduct a certified market analysis
to teach you about the market and
how it affects your properties value
as compared to comparative sold
properties.
Your agent will discuss with you
any ways in which you can help sell
your home which may include stag-
ing.
Go over the listing process, con-
tracts, disclosures, and prepare pic-
tures and more for marketing.
ON THE MARKET
Your agent will use your properties
individual marketing plan to adver-
tise your property for sale.
Communicate with you any show-
ings and feedback from buyers.
Update you on market changes.
Negotiate offers on your behalf and
walk you through the legal aspects
that are involved.
Navigate through any contract
contingencies that may include
home inspections, well and septic
inspections, and mortgages.
Guide you through the multiple
steps to help get your property to
the closing table.
Documents/Items you may want to provide your agent for marketing:
SURVEY MAP
LIST OF PROPERTY UPDATES
COPIES OF UTILITY BILLS
CofO’s ASSOCIATED WITH PROPERTY
WELL/SEPTIC INFORMATION
ANY TESTS YOU HAVE DONE (ie. Ra-don, Lead Paint, Structural)
SET OF KEYS FOR PROPERTY
CABINS TO CASTLES REAL ESTATE
PAGE 3 SELLERS GUIDE
Pricing your property to Sell
Your Cabins to Castles agent is your guide to pricing your property competitively to sell. Your agent will do a comparative market analysis to help you through this process.
It’s important to price your property correctly at
the beginning of your listing. If you overprice you
may consequently end up receiving less than you
would have gotten at the time it was first listed and
suffer more days on the market.
Differing Pricing Approaches in Deciding Your Properties Value
CMA (Comparative Market Analysis): This analysis is the approach your Cabins to Castles agent will take in helping you to determine a good listing price for your prop-erty. This is a good indicator of what is happening in the current market place. Using similar Sold properties and adjusting out for unique characteristics, your agent will help guide you through what a sold price range may be for your home. Appraisal: An appraisal is performed by a certified appraiser who must conform with the Uniform Standards of Professional Appraisal Services. An appraiser will give you a value in which your property is worth by using comparable properties and adjust-ments for property differences. An appraisal is typically required by the bank for fi-nancing and is also a good indicator of market value. Assessment: A property assessment is a value typically placed on a property by an assessor for tax purposes. This value does not always indicate market value for your property depending on the areas taxing guidelines. AVM (Automated Valuation Model): This is an automated or computer generated val-ue placed on a property. There is no human oversight with the comparable properties that are chosen to be used as well as price adjustment aren’t always used. This value can sometimes be inaccurate especially in rural areas with fewer comparable proper-ties. This value can be seen on popular Real Estate Websites like Zillow.
CABINS TO CASTLES REAL ESTATE
PAGE 4 SELLERS GUIDE
Why Choose Cabins to Castles
24/7 Marketing Through Online Tools
With the ever-changing market place and tech savvy buyers, we have our properties
available to view 24/7 on 100’s of the most popular syndicated Real Estate Websites.
www.CabinstoCastlesRE.com Avg. 32,000+ Page Views per Month
Your property will be featured on
100’s of syndicated websites. Have a specialty property? We utilize
unique websites to enhance your listing!
Using the latest technology to visually
enhance your property to buyers. We
take pride in the details!
Custom flyers align our storefront, visi-
ble to the average 6,000+ daily traffic
driving by our office.
We love to talk about Real Estate!
Cabins to Castles takes advantage of
the reach of social media advertising.
Your property will be
placed in local MLS’s
making it available to
1,000’s of agents.
Advertising in your
local papers.
CABINS TO CASTLES REAL ESTATE
PAGE 5 SELLERS GUIDE
Getting Your Home Ready For Sale
79% of Buyers Agent’s said staging your
home made it easier for a buyer to
visualize the property as a future home.
- According to The 2017 Profile of Home Staging from NAR
Start Outdoors:
Pick-up and discard of garbage, piles of wood scraps, building materials etc. Regularly mow and maintain the lawn. Rake up leaves and any lawn clippings. Keep bushes
trimmed and remove overgrown hedging that may be covering too much of the home. Scrape and paint any chipping paint. Pressure wash vinyl siding. Clean gutters and any moss growing on the roof. Weed gardens and consider planting flowers to add extra curb appeal. Wash and stain decks and/or patios. Declutter these areas from any non essential items. Clean out and declutter any garages and storage sheds on the property. Clean-up any animal droppings before every showing. Clean all windows including basement and garage windows.
Move Indoors:
If it is not essential to your daily activities consider packing up and moving to storage. Not going to bring with you? Throw out now. It will help you declutter and save you time when you are ready to close.
Remove any personal items around the home including wall hangings (ie. family photos). Freshen up rooms by painting to neutral colors. Patch any holes in walls. Clean carpets, mop boards, windows, appliances, closets……..consider this your deep cleaning! In the bathroom clean any extra items off vanity tops and in showers. Coordinate your bath tow-
els. Use continuous air fresheners to give the “just cleaned” illusion. Reduce the amount of furnishings in overcrowded rooms. Consider moving furnishings around
to provide for a better flow throughout the home. In the bedrooms consider purchasing matching bedding sets. Make sure dressers are not over-
flowing and all clothes are put away. Wash curtains and update where needed. Clean blinds and replace any broken ones. Look Up!....Replace light bulbs, clear cob webs, dust ceiling fans, replace light fixtures where
needed. Putting a fresh coat of paint on the ceilings can really brighten a room. Don’t forget to clean and declutter basements and attics! Setup maintenance for furnaces/boilers, central air conditioner units, water softeners etc.
Ask Your
Agent What
Is Needed!
CABINS TO CASTLES REAL ESTATE
PAGE 6 SELLERS GUIDE
Market Review
$139,902
$147,474
$158,544
$147,144 $150,687
$156,171
$130,000
$135,000
$140,000
$145,000
$150,000
$155,000
$160,000
2013 2014 2015 2016 2017 YTD
8/30/18
AV
ERA
GE
SOLD
PR
ICE
SOLD YEAR
RESIDENTIAL SOLD REPORT FOR SCHUYLER COUNTY
NAR Residential Sold Report from the Elmira Corning Association of Realtors
$140,941
$144,004
$136,816
$143,982 $143,652 $144,320
$132,000
$134,000
$136,000
$138,000
$140,000
$142,000
$144,000
$146,000
2013 2014 2015 2016 2017 YTD 8/30/18
AV
ER
AG
E S
OLD
PR
ICE
SOLD YEAR
RESIDENTIAL SOLD REPORT FOR THE ELMIRA CORNING BOARD OF REALTORS
NAR Residential Sold Report from the Elmira Corning Association of Realtors
150172
131107 97 89
2013 2014 2015 2016 2017 YTD 8/30/18
AV
ERA
GE
DA
YS
ON
MA
RK
ET
SOLD YEAR
Elmira Corning-Board of Realtors Average Days on Market
The Elmira-Corning Board
of Realtors has seen a
steady to growing market
place. This is in part to
low interest rates for
mortgages, new job oppor-
tunities, a thriving tourist
industry, and local govern-
ment investments into the
growth of our area and
communities.
Looking for an above
average sold price? Let
your Cabins to Castles
agent show you how to get
top dollar for your
property and decrease
your days on market!
CABINS TO CASTLES REAL ESTATE
PAGE 7 SELLERS GUIDE
Involved in Our Community
Cabins to Castles Annual Community Easter Egg Hunt 2016
Actual Client Testimonials
Cabins to Castles Real Estate
agents find the most fulfillment
in giving back to our communi-
ty. Whether its pitching in at a
local agency in need or volun-
teering for one of the many lo-
cal committees, Cabins to Cas-
tles is always ready and willing!
One of our annual events, orga-
nized by Cabins to Castles, is
the Community Easter Egg
Hunt in Watkins Glen.
Our success comes from
our clients satisfaction!
While our goal is always
to get your property sold,
we want the process to be
as smooth as possible for
you! Our agents take a
personal investment in
your property and meeting
your individual needs.
Strive For Success
“You were very informative and helpful throughout
the whole process. You made the sale of our home
as pain free as possible! Thank You!” “Words cannot express how thankful I am that
you and your staff hung in there and sold my
house! I am forever grateful. Thanks to all of you!” “I received frequent updates throughout the process
and any problems were handled quickly and effi-
ciently. I received professional advice when I needed
it. Thanks again!”
CABINS TO CASTLES REAL ESTATE
PAGE 8 SELLERS GUIDE
Seller Estimated Net Proceeds
PURCHASE PRICE $________________
Unknown Prorated Costs Include Taxes & Fuel
SUBTRACT:
LIEN 1 $________________
LIEN 2 $________________
TRANSFER TAX (appx $2 for every $500) $________________
FILING FEES $________________
ABSTRACT UPDATE $________________
TAX SEARCH $________________
MORTGAGE DISCHARGE $________________
WATERSHED FEES/SEPTIC PUMPING $________________
REAL ESTATE COMMISSION $________________
ATTORNEY FEES $________________
OTHER (STRUCTURAL NEGOTIATIONS) $________________
TOTAL EXPENSES (ESTIMATED) $________________
PURCHASE PRICE $________________
TOTAL EXPENSES (ESTIMATED) $ (_____________)
ESTIMATED NET PROCEEDS $_______________
Any figures given in the Seller Estimated Net Proceeds is only an estimate to be used for information
purposes only to determine what you could receive. Many factors can influence the actual net proceeds.
CABINS TO CASTLES REAL ESTATE
SELLERS GUIDE
317 N. Franklin St.
Watkins Glen, NY 14891
(Corner of 4th & Franklin St.)
Office: 607-535-2586
Fax: 607-535-7526
www.CabinstoCastlesRE.com