We will schedule a time to meet at your home for a walk thru and to review the listing process. With the unique nature of most properties in this region, I may not be able to give you a comparative market analysis or pricing strategy until after the home visit. I will however review with you the current market stats and my recommended marketing strategy. I will also provide recommendations on what you can do to improve the property prior to sale.

Clean, Clean, and Clean some more. To show the home in the best possible light and attract the most buyers, homes need to be clean, free of evidence of pets, and personal collections and photos. If your home is vacant, I will always recommend staging it. Staged homes sell faster and at a higher price. Buyers get a better feel for how a space can be used when its furnished. I recommend real life furnishings over virtual staging so buyers can walk thru a furnished space and better picture themselves in it. Any maintenance or minor repair items should be completed as well. Buyers will pick up on the most minor things and begin to deduct dollars in their minds as they tour houses. Pre-listing inspections are also an option… Its better to know in advance and get an opportunity to make repairs than be blindsided by a request for a major repair or credit after the buyer inspections are completed. If you take one piece of advice from this section, the most important piece is to clean, and maintain a clean house throughout the listing period.

I will tailor a unique marketing strategy to each property's characteristics, including print, web, and social media channels. Once your house is ready, our photographer will shoot professional photos and video tours. We also offer drone photography on listings over $500K where the property has features that would stand out with overhead shots and video.

My goal is always to get you the highest price with the best terms and have multiple offers to chose from. I’ll keep you 100% in the loop on all showing activity and showing feedback throughout this period. In order to maximize the exposure, I need to be able to show your home with the least showing restrictions in place. Having unlimited access to show the property in the first month is critical to be able to bring you the highest offers. Whatever your situation I will work with you to create a showing schedule that causes the least disruption for your life as possible.

As offers start to come in, I’ll help you sort through the various conditions, pros/cons, and negotiate till you’re happy with the results. While multiple offers situations are becoming rarer in this shifting market, I have a process in place to handle them and we will review that in advance so you are prepared. My advice will always be based on your specific sale goals, whether you need to move quickly or focus on the highest number.

Buyers will in bring their own home inspector. The inspector will view all areas of the house including the exterior, roof, attic, basements. The cleaner and clutter free the house is, the faster the inspection will be. If you have a septic system, that may also be inspected. If you keep records on improvements and maintenance items, this is always helpful to have before the property is listed as this helps us avoid a lot of back and forth with buyers. It also shows buyers that you have cared for and maintained the home. Depending on what is found during the inspections, there may be some buyer requests to negotiate before the deal can move forward.

Depending on if the buyer/buyers agent is coming from downstate or upstate and how their offer is written you could enter contract immediately or after inspections. Your attorney (I have referrals if you need them) will draft the contract and hold any additional deposit in escrow. Once inspection contingencies have been cleared, we are just waiting on the buyer’s mortgage commitment, the bank appraisal, and for the municipal and title searches to be completed. 

Your attorney will coordinate the closing with the buyer’s attorney and the bank attorney. I will help make sure you have everything done that you’ve agreed to in negotiations. The buyer will complete a final walk thru right before closing. The house should be empty and “broom swept” unless furnishings were negotiated. You will want to make sure you have completed any change of address and closing any utilities and internet/cable accounts. I will also coordinate to collect all keys and garage door openers prior to the final walk thru. I’ll try to make this period as easy as possible for you so you can focus settling into your new home or whatever you have planned for next.