seller’s guide · 2020. 6. 16. · and business management skills to work. my tenacity, ... home...

SELLER’S GUIDE

Dan Roberts | Seller’s Guide 2

CONTENTS

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Introduction

Biography

Four Factors that Influence the Saleability of your Home

Six Reasons Why Your Home Might Not Sell

Pricing Your Home

Selling Your Home: A Timeline

What We Will Do to Get Your Home Sold


SO YOU’RE THINKING OF SELLING YOUR HOME?Your home or investment property is usually one of your most valuable assets and I recognize that selling is a big decision with many factors to consider, both logically and emotionally. I appreciate you considering entrusting this important task to me, and thank you for your time. This booklet is designed to help answer some of the more common questions that may come up. I hope you find it helpful and informative.


From an early age I have had a passion for business and people. This matched with my entrepreneurial spirit has allowed me to have great success in the Real Estate industry right out the gate. When I discovered Real Estate it allowed me to put my 9 years of sales and business management skills to work. My tenacity, coupled with my passion for customer service gives me the ability to build long-lasting relationships with each client as well as peers in the industry.

DOG RESCUE PROGRAM

After fostering and very quickly adopting my dog Eddie 3 years ago, I realized how passionate I had become regarding dog rescue. I have spent a lot of my free time over the years fostering and volunteering with local dog rescues in my community and always knew that this work would play a huge role in my career. I have always felt that the time to give back is now, not when things slow down, or retirement comes. It is for this reason that I have incorporated dog rescue directly into my business plan. Please feel free to stay updated on their stories of finding forever homes!

BIO

For every home I list I rescue a dog in need.


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4 FACTORS THAT INFLUENCE THE SALEABILITY OF YOUR HOME

Price PointI will provide you with a range in which I believe your home should be listed based on recent sales, competitors and current market conditions, as well as the realistic expectations of the kind of market activity you may see for your home at the price you choose.

By providing relevant information and helping you analyze and interpret it based on my of local market knowledge, you will be able to make the decision on the most strategically appropriate price.

Market ConditionsWhen you decide to sell can be as important as any other factor. The real estate market is always fluctuating and is tied to many other economic factors, both locally and abroad. There are also seasonal fluctuations such as holidays, school schedules, and weather factors. I will be able to discuss with you the pros and cons of listing during the various seasons as well as in the current market conditions, which are outside of anyone’s control. They will also help you identify the potential costs of delaying a decision to move that you may not be aware of, including the benefits of “Buying Up” in a down market and lifestyle sacrifice associated with delaying the decision to move.

By asking the right questions, we also advise you that now may not be the right time to move after all. My goal is to be your trusted advisor for all of your real estate needs, now and in the future, not just for this one transaction.

Property ConditionThe condition of your property will have a lot to do with the selling price and how quickly your home will sell. Minor repairs or cosmetic upgrades may make your home more appealing to your target market, and I will discuss these options with you. If professional staging is required, I will provide a list of reputable home staging professionals that can work within your budget to make your home shine.

Market ExposureMy main focus will be on the factors we can control—market exposure and negotiating offers with your goals and interests at heart! We want to get the most qualified buyers into your home with the goal of generating offers that will maximize return and minimize inconvenience to your schedule and priorities. No two homes are alike, so why settle for a cookie-cutter marketing plan?

My clients enjoy a comprehensive marketing plan, custom designed for their home’s special attributes and needs, combining tried and true techniques with new and fresh marketing ideas that will get their home noticed and sold in any market. Strategically funneling buyer access will generate more activity at any price.


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6 REASONS WHY YOUR HOME MAY NOT SELL

Photos MatterMore and more, buyers are increasingly being introduced to properties online. Pictures and videos matter. Before any photos are taken make sure your home has been properly decluttered and depersonalized, inside and out, and consider staging tips that will make the rooms appear larger and more usable to your target market. Make sure all photographs are taken by professionals.

An MLS Listing isn’t EnoughIn addition to the MLS, your home needs to be marketed on social media and should be directly advertised to other real estate agents, here and abroad, who are more likely to bring a buyer to your home. Foreign investors want Canadian real estate, as they view it as a safe investment. You need to reach every potential buyer.

The Price isn’t RightA home is likely to attract the most interest within the first two weeks it is listed for sale. If the home is overpriced, buyers will move on and sometimes won’t even come to see it. Be realistic when you set a sale price. Check out the competition and see what recent sales have been in the area. Remember, the longer a house sits on the market, the more likely that people will start asking whether something is wrong with it.

Buyers Can’t Get in to Have a LookYou never know when a potential buyer will want to see your home. It might be late in the evening or at other times that are not convenient for you. Is your agent using new technology to get buyers “inside” your home 24 hours a day? It is important to be available and get all buyers in.

The House Has A StigmaSometimes two houses look similar, but one backs on to a ravine and the other to a hydro line. Make sure your agent asks for feedback from people who have seen your home but have decided not to put in an offer. If there is something outside the home that is bothering buyers, either figure out how to address it or adjust your price. If your neighbours know about prior problems with your home, be upfront and tell buyers in advance.

You Have the Wrong AgentWhen you interview agents, it should never be about choosing the one with the lowest commission. You have too much money riding on this choice. Ask any agent you interview about their marketing plans and social media presence, and above all, get references. In addition, ask a simple question: Why should I hire you? If they can’t demonstrate why they are different and how they add value, move on.

Overpriced Home

ORIGINAL ASKING PRICE

FAIR MARKET VALUE

EVENTUAL SELLING PRICE

PRICE

TIME

Market Value

COMMON PRICE RANGE

BUYER’S DESIRED RANGESELLER’S DESIRED RANGE


PRICING YOUR HOME

You want buyers to be interested in your property. The first thing most buyers are interested in is the price. With that in mind, you want to ensure that your property is on the market for a price that will attract buyers, but still provide you with a good return.

What is Market Value?A real estate agent is there to help you correctly price your property. Deciding on true market value is where the agent’s expertise will come into play. Prior experience and knowledge will make certain that your property is priced well. Regardless of the original price you paid for the property, or even improvements you’ve made over the years, market value is still based on what buyers are paying for similar properties at the time you put yours on the market.

Don’t Lose a Potential BuyerThe rule of thumb is that buyers look at about 12 properties before they make an offer. This will give them a great idea of whether or not your property is well priced. If it’s priced too high, you’ve just lost a potential buyer. The overlap between the price range of the buyer and seller is shown in diagram to the right – keep in mind when you’re pricing your property.

Overpricing Your HomeYou might think that if you put a high price on your home “just to see what happens”, no harm is done. Nothing could be further from the truth. Overpricing your home might seem harmless, but in fact you could miss out on otherwise serious buyers who think they cannot afford your home. If you’ve priced your home on the high side and later have to lower the price, buyers may wonder what is wrong with your home and lose interest. Pricing your home reasonably the first time is critical to attracting the right buyer at the right time.

What you don’t want to do is wind up selling your home for lower than market value because you’ve scared off buyers with your price corrections, or are now only able to attract offers from bargain hunters. If you are able to be realistic with your selling price, everyone wins.


SELLING YOUR HOME: A TIMELINE

01 Listing Contract Current market analysis with suggested selling price

02 Market Strategy Develop + Execute

03 Home Improvements

04 Implementation Photos, video + floor plan

05 Open Houses Public open houses, private showings

06 Offer Is Presented

07 Negotiations Begin

08 Offer Is Accepted With usual subjects

09 Home Inspection And other subjects

10 Subjects Removed Firm offer

11 Lawyer/Notary Receives contract documents

12 Title Is Transferred Monies are dispersed, statement of adjustment

13 Make Your Move

FULL SERVICE SELLER’S PROGRAM

1. Photography & VideoA full colour, multi-photo tour, with 20 high and low resolution pictures uploaded onto all public MLS sites, as well as my own mobile-friendly website, within 24 hours of the listing date. Professional, high quality photos will be taken of your home to highlight its best features. In addition to professional photographs, videos are another essential part of the selling process. It allows us to highlight the home and its best aspects from our perspective and clearly communicates the “Wow Factor” of your home. Further, its serves as the perfect link between photos and floorplan, bringing the dimension/layout of the room and its interior design together.

2. Website MarketingYour listing will be displayed on REALTOR.ca and REW.ca. This is our most effective marketing tool for your home. The traffic on REALTOR.ca is phenomenal, and buyers constantly rely on the information from this website for their home buying options. A well-written, well-photographed, and accurately detailed listings for REALTOR.ca and REW.ca will be created. More importantly your home will also be listed on robertsrealty.ca which allows me to showcase your property better than on REALTOR.ca. Your home will be presented with large high resolution photographs, the write-up and key details of your home, and a map to show the exact location of your property.

3. Floor PlanA professional, detailed floor plan of your home with be provided to all potential buyers. Layout and dimensions are an important aspect in the buying process. Buyer’s want to visualize the room layout, understand how rooms connect with each other and get an overall sense on how the space flows. It also allows them to imagine where their furniture will go and if it fits the space.located on.

Working with a REALTOR® who understands how to market your home is one of the key advantages of working with a real estate professional.

NORTHThe floor plan is not suitable for architectural/construction and is covered under E&O. © Excelsior

Measuring Inc. 2019. All rights reserved for Excelsior Measuring Inc. Users shall not publish and distribute such material (in whole or in part) and/or incorporate it in other works in any form.

778.996.4365 [email protected] Realty www.robertsrealty.ca

Measured on: Oct. 23, 2019

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13'-0" 4'-9"DEN

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13'-4" 10'-8"DINING ROOM

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11'-5" 17'-1"LIVING ROOM

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11'-1" 7'-3"ENTRY/MUD ROOM

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9'-4" 12'-6"BEDROOM

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11'-5" 9'-4"BEDROOM

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10'-4" 6'-10"LAUNDRY/UTIL.

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13'-6" 9'-1"KITCHEN

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10'-4" 7'-11"BEDROOM

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10'-5" 11'-7"BEDROOM

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10'-3" 16'-5"LIVING AREA

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Main Floor PlanFloor Area: 1,047 sq.ft.

Lower Floor Plan Floor Area: 938 sq.ft.

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3949 Prince Edward Street,Vancouver, B.C.

Main Floor: 1,047 sq.ft. Lower Floor: 938 sq.ft.

Total: 1,985 sq.ft.

Entry/Mud Room: 94 sq.ft.

Grand Total: 2,079 sq.ft.


4. Social MediaAn extensive, on-going social media campaign will be launched on platforms including Facebook, Instagram, and Youtube to introduce your property to the largest number of potential buyers possible and to highlight open houses and other changes to the listing as they occur. To maximize the overall exposure of your listing all campaigns are “boosted” through paid advertising resulting is thousands of impressions.

5. Feature SheetsHigh-quality, full colour feature sheets with multiple pictures will be produced for use at open houses and to be given to potential buyers.

6. SignageA highly visible “For Sale” sign will be placed in the most prominent position possible on the property, in compliance with city signage and strata by-laws.

7. Mail Out CardsMail out cards help increase the overall exposure of your listing. Neighbours may know prospective buyers that have been looking to purchase a home in the area.

8. Open Houses + ShowingsWith your approval, public open houses will be hosted, at regular intervals during the listing period. Your home will be promoted throughout our Oakwyn office to further expand the reach. I will review prudent safety precautions to be taken to ensure valuables and family members, including pets, are taken into consideration when the home is being scheduled for an open house or buyer viewing. I will also ensure that all of the unique, saleable features of your home are brought to the attention of potential buyers, and that any questions or concerns are quickly addressed. No showing request goes unanswered in order to maximize exposure.


9. Building DocumentsFor strata-titled properties, a strata plan search and all building documents will be ordered in addition to the floor plan report.

10. Associated ServicesI will provide a list of recommended professional services that can help you, if necessary, to get your home ready for public viewings, such as staging and cleaning services.

11. Follow Up, Follow Up + Follow UpFollow up emails to all REALTORS® who have shown your property will be sent in order to receive timely feedback from them and their buyers. This feedback will be summarized and provided to you during our weekly updates. In addition to the recap of activity from the past week, I will also email you information on the market in general and any recommendations we may have for your property listing.

12. OffersAll offers will be presented to you promptly and negotiated with your best interests in mind. Negotiations will be kept moving in a timely manner to facilitate decision making that meets your objectives for selling.

13. Working ElectronicallyAll deposits will be accepted only as bank drafts to avoid any chance of a non-sufficient funds cheque. In addition, we utilize electronic signatures to maximize convenience with sellers at any time signatures are needed.

14. Conveyancing Of All DocumentsAll of the paperwork associated with your transaction is provided to the necessary parties to complete your transaction. This includes providing contracts to lawyers, mortgage specialists, and the applicable real estate offices. I will handle all of the communication for you.


Dan Roberts778-998-4365R O B E R T S R E A LT Y. C A