SELLERS GUIDE
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2023
AGENT NAME
FINDING HOME, TOGETHER.
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2023
AGENT NAME
IRAIS TORRES
Born in Illinois but spent the majority of her foundational years in North Hollywood and Mexico, Irais Torres returned to the states and settled into Chicago. She began several businesses including pastry catering and dog walking services that covered a myriad of Chicago neighborhoods and surrounding suburbs. This not only granted her the integral insight to neighborhood nuances but also honed her entrepreneurial expertise and small business management. Irais then went on to ideate, manage and fine tune operational and tech systems for a local real estate investor. Through her work with the group, Irais gained integral insights into the industry and investing as an opportunity for passive income. She became hooked. Now driven to develop and diversify her own investment portfolio, Irais loves helping her clients do this as well, especially those new to the idea. She maintains rentals and single-family home sales but is invigorated most by investment opportunities, like flipping, buy and hold properties, and multi-unit properties. When not studying the real estate landscape, you can find Irais diving into a new self-help book, optimizing her personal growth, and likely starting a new side-hustle…shes self proclaimed serial entrepreneur!
Irais is continuously boarding her education about real estate and how to help clients just like you.
NAR’S - REAL ESTATE INVESTING CCIM’S - CI 101: INVESTMENT ANALYSIS FOR COMMERCIAL REAL ESTATE NAR’S - SHORT SALE FORECLOSURE RESOURCE CERTIFICATION NAR’S - MILITARY RELOCATION PROFESSIONAL CERTIFICATION COURSE
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WHAT PEOPLE ARE SAYING
Irais is amazing and I’m so lucky I found her! This was my first time buying a home and she walked me through the entire process. We began looking at the very end of January and I closed on my place the first week of March! She was quick and responsive to my million questions, and explained everything to me so that I could understand what was happening. She worked so hard to help me get my place and I can’t recommend her enough!!
Irais is the best realtor i’ve ever had! She is beyond helpful, responsive and was very patient with me. Super outgoing, everything that I was looking for she was able to find! I would recommend her to literally anyone looking for a new place!
JACOB W
Great experience working with Irais! Recommend to anyone looking for a home!
AMANDA P
YARA M.
Irais did such an amazing job helping me find my first property and tenants! Very knowledgeable and resourceful for this newbie! Highly recommend!
TRINA G
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We are Fulton Grace, one of Illinois’ fastest-growing residential real estate firms. Our vision is to inspire growth, achieve shared success, create boundless opportunities and approach every situation with personalized support. How did our story begin? It began in 2009 in Chicago. After 2008’s financial crisis left the real estate market in a state of deep uncertainty, Fulton Grace saw an opportunity to start working with homeowners and tenants by offering apartment rental and property management services. When, at that time, owners couldn’t sell their properties, we offered an alternative solution to weather the bad sales market - we secured quality tenants for our clients and professionally managed their properties until the sales market rebounded. Once the sales market started to improve, Fulton Grace rapidly expanded its services to include working with buyers, sellers and investors. Today, Fulton Grace is proud to offer its clients a full suite of residential real estate services - property management, sales and rentals. Our real estate brokers and staff are amongst the most intelligent, happiest and hardest working professionals in the industry. They share a collective mission -- to provide unparalleled customer service coupled with cutting-edge tools and in-depth, local knowledge. Every day, Fulton Grace brokers work to build lasting and meaningful client relationships. It is their highest priority to be the best advisors they can and to ensure their clients reach their respective goals. A passion for excellence and strong commitment to our clients drive our continued growth and are at the core of the Fulton Grace brand. FULTON GRACE REALTY A STORY OF CONTINUED SUCCESS
Since 2008, we have continued to attract the city’s most talented brokers. Additionally, Fulton Grace has been named one of Chicagoland’s top workplaces by both Crain’s and the Chicago Tribune! Let us put our commitment and experience to work for you and guide you through the process of selling your home.
We would be honored if you let us put our commitment and experience to work for you and your property!
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GIVING BACK
ALWAYS GROWING
We regularly coordinate in-office toy, clothing and food drives and even blood drives. We love to embrace opportunities to bring our staff and brokers together helping out at local food pantries and donation sites. Fulton Grace also makes frequent financial donations to local charities to support the vibrant communities in which we serve.
Our exponential growth has been honored by the prestigious Crain’s Chicago Business Fast50, which recognizes the fastest growing companies in Illinois. Additionally, we have been honored on the Inc. 5000 list every year since 2015. This award recognizes the 5,000 fastest growing independently-owned companies nationwide! We have achieved such astounding growth through the amazing efforts of our talented team and the unwavering support of our expansive and loyal client base.
GETTING NOTICED
Don’t just take our word for it. Fulton Grace and its brokers have been featured in countless local and national periodicals, such as NBC Chicago, Chicago Magazine, Chicago Tribune, and Chicago Broker Magazine, as leaders in Illinois Residential real estate.
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OUR OFFICES
At Fulton Grace, we’re locally grown and proud of the deep roots we’ve planted in our communities. We remain highly active in our local real estate markets and neighborhood associations, keeping us grounded and abreast of ever-changing conditions. Our strong local presence allows us to better serve our clients. Several custom-designed and strategically placed offices, throughout Chicago and the suburbs, spread the essence of Fulton Grace throughout our communities. Whichever Fulton Grace office you visit, you will be greeted with a smile and offered the highest level of guidance and advice, all in the effort of helping our neighbors in finding home together.
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WE SELL IT ALL
We have extensive experience in selling investment properties. Our involvement ranges from analyzing CAP rates to strategizing how to best market tenant- occupied properties.
INVESTMENT PROPERTIES
We work with both sellers and their homeowner’s association to ensure that condos (and the condo project!) are as marketable as possible.
CONDOS
Throughout the suburbs and city, we showcase single family homes to their fullest potential, conveying to buyers why your home should be their next home.
Often the compromise between condo-living and single-family homes, we outline the advantages that come from buying a townhome.
SINGLE FAMILY HOMES
TOWNHOMES
We collaborate with various developers to bring the latest projects to market. We’re involved every step of the way—from creating custom websites to arranging stylish staging, all in an effort to secure the highest price possible.
Stunning photography, 3D walk-throughs, custom websites—when it’s luxury, we don’t hold back. We showcase every last detail, making sure potential buyers feel the ‘wow’ factor.
NEW CONSTRUCTION
LUXURY PROPERTIES
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SUPERIOR BROKERS
COACHING + EDUCATION
TOTAL CUSTOMER SERVICE
We don’t just get the job done. We go over and above to give our clients the best possible experience along the way. Proactive and regular feedback, thoughtful recommendations and a genuine passion to give our clients 110%.
Our brokers receive thorough initial training coupled with advanced ongoing education opportunities. They are continually sharpening and expanding their skills every day. End result - advanced, savvy and knowledgeable brokers.
COMPREHENSIVE TOOLS
EXPERIENCE
Fulton Grace brokers are among the top selling brokers in Illinois. Years of collective experience, knowledge and wisdom create an exceptional client experience.
We provide our brokers with cutting-edge tools to market properties, stay connected and streamline processes, allowing our brokers to stay focused on what’s most important - serving their clients.
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6 | OFFERS
1 | ESTABLISH YOUR TEAM
Receive and negotiate offers.
Consult a Fulton Grace real estate broker for professional referrals. (attorney, handyman, etc).
7 | ACCEPTANCE
Secure accepted contract!
2 | ESTABLISH YOUR PROCESS
10 STEPS FOR SELLER SUCCESS
Build a market based strategy to meet or exceed your goals.
8 | FINANCING CONTINGENCY
Buyer to secure financing within stipulated time.
3 | AGREEMENTS
Execute listing agreement & disclosures.
9 | THE MOVING PROCESS
Begin the process of choreographing the move of your home to its next location.
4 | STRATEGIZE
Prepare an effective marketing strategy.
5 | COMMUNICATION
10 | CONGRATULATIONS
Gather and discuss showing feedback.
Contract closes! Moving into the next phase of your life!
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View the property as a product we are now positioning to sell rather than a personal home
PRODUCT PRICING & POSITIONING
MARKET BASED PRICING STRATEGY
Discuss current market conditions from a national, regional and local perspective
Marketing your home includes a vital component: selecting a listing price. This amount must reflect the property’s fair market value. Because most of the activity on your home occurs in the first few weeks, it is essential to determine a strategic price from the start. Our pricing strategies maximize your profit, and minimize your property’s market time. In order to recommend a listing price, our brokers evaluate and analyze the fair market values of properties. They closely examine comparable home sales and overall market trends while considering unique characteristics of your property that may impact, and even increase, its value. The art of pricing combines intelligent analysis of statistical data with our brokers’ experience and intimate knowledge of current market trends. A listing price is not something to “set and forget”. It requires reevaluation throughout the life of an active listing to ensure that the property remains competitive in ever-changing market conditions. Our brokers provide you with recommendations and feedback to guarantee your property is always priced on point.
Review recently sold comparable properties, pending sales and active market competition to determine supply and demand and market time Review available financing options that potential buyers would utilize
Discuss recent and suggested repairs or improvements
Discuss a potential pre-listing home inspection by licensed home inspector
Our marketing consultation begins with a shift in thinking. As we discuss listing your property, we intentionally move our thought process from selling your home, to marketing a product we are now positioning for sale. Our focus from this point forward is to create a scenario where potential buyers are compelled to take immediate action on your product.
Define any exclusions to the sale
Agree on Market Based Pricing Strategy
Execute listing agreement and property disclosures per local and federal law
Determine appropriate showing times and preferred method of notification of showings
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UNDERSTANDING YOUR NUMBERS
BUYER EXPENSES
TYPICAL COST
SELLER EXPENSES
TYPICAL COST
HOME INSPECTION FEE
$350+/Visit
COMMISSION
6% of purchase price
APPRAISAL
$250 - $500
ATTORNEY FEE
$600 - $1,000+
CREDIT REPORT
$30 - $75 per borrower
TITLE INSURANCE (SELLER)
$2,000-$3,500*
LOAN ORIGINATION FEE
$750 - $1,250
RECORDING FEE
$75 - $250
PROCESSING FEE
$150
MUNICIPAL TRANSFER TAX
VARIES
TAX SERVICE FEE
$75-$100
STATE TRANSFER TAX
$1.00 per $1,000 of sales price
ATTORNEY FEE
$600 - $1,000+
ESCROW/SETTLEMENT FEE
$1,275 - $2,000*
COUNTY TRANSFER TAX
$.50 per $1,000 of sales price
BUYER’S TITLE CHARGES
$1,300 - $1,800
SURVEY
$500 - $1,000**
RECORDING FEE
$75 - $250
WATER CERTIFICATION
$125 - $150
MUNICIPAL TRANSFER TAX
VARIES
ZONING CERTIFICATION
$175 - $200
HOMEOWNER’S INSURANCE
$300 - $400**
INTEREST PER DAY
Loan amount x rate/365
PROPERTY TAX CREDIT TO BUYER
105 - 110% of last tax bill
INITIAL ESCROW (FOR PROPERTY TAXES)
1-9 months*** (if applicable)
MANAGEMENT COMPANY PROCESSING FEES
$250 - $500***
INITIAL ESCROW (FOR HOMEOWNER’S INSURANCE)
1-3 months (if applicable)
The figures above are intended to give you a general idea of costs and could be less or more then the amounts stated. Actual costs vary per lender, loan amount, property type and other factors. *If cash transaction, shared equally between buyer and seller. **Premium listed represents coverage for a condo. Premiums for a single family home range between $1,300 - $2,000, depending on coverage selection. ***Partially offset by property tax credit from Seller.
The figures above are intended to give you a general idea of costs and could be less or more then the amounts stated. Actual costs vary per lender, loan amount, property type and other factors. *Title insurance premiums vary depending on the size of the sales price. **Not applicable for condo sales. ***If applicable, usually condos only.
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PRE-LISTING ADVICE
We will work with you to prepare the most advantageous listing strategy for your property. Pre-listing may include recommendations for improvements to best showcase your home.
REPAIRS + STAGING
Prior to listing, any unfinished projects should be completed. Don’t lose potential buyers due to cracked sidewalks, unhinged doors, or tainted floorboards. Fresh, neutral paint application modernizes and optimizes a space. A few well-chosen and placed accents also work well. Don’t overlook addressing bulb replacement and even balancing or replacing light fixtures. Optimal lighting creates an inviting environment.
ORGANIZE + DECLUTTER
Remove any unnecessary items and personal effects to let the characteristics of your property shine. Even furniture that detracts from a listing’s features, flow, and possibilities should be relocated. In addition, conduct a general and thorough clean sweep of each room. Tend to any immediate eyesores, and boost your home’s strengths!
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AGENT NAME
Create and communicate a comprehensive 90 day marketing plan
Professional photography
This is achieved through our comprehensive multimedia approach to marketing your property. MAKE THE PROPERTY APPEAL TO THE BROADEST AUDIENCE OF POTENTIAL BUYERS
EXPOSURE & CAPTURE
Digital Floorplans
Signage
First look at registered fultongrace.com users
COMPEL BUYERS TO TAKE ACTION
Online marketing syndication including featured property listing on fultongrace.com, zillow.com, realtor.com, trulia.com and 400 more sites
We accomplish this through our comprehensive marketing plan, as well as a Market Based Pricing Strategy.
Once we have effectively priced and prepared the property to show well online and in person, we launch the product to market.
There’s only one opportunity to make a first impression! To sell your property for top dollar, exposure is everything. We must take the time needed to position the property and have all marketing materials ready when we go on the market. Our strategies to position the product for sale accomplish the following goals:
Multiple listing service
Hosting both public, private (neighbors) and broker open houses Demographic and Geographic direct mail marketing Gather, disseminate and discuss all feedback from buyer showings, brokers and online advertising Re-assess marketing and pricing strategies every 15 days
PROFESSIONAL PHOTOGRAPHY
The results of decluttering, repairs, and staging enhance our photographic representation of your home. Impressive photos shorten market time. A home must have as much impact digitally as it does in person.
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PHOTOGRAPHY
EXPERT MARKETING & DESIGNS
VIDEOGRAPHY
DIGITAL STRATEGY
We approach marketing from every angle and believe buyers should be targeted accordingly. Clean, personalized, and durable signage appeals to possible buyers on foot and in vehicles. “For Sale” signs and frequent Open Houses reinforce our exhaustive efforts to bring in brokers and buyers. Even after connecting with clients in person, we advance to alternative modes of communication and continual check-ins. Both our bold email marketing and direct mail campaigns reach scores of home seekers and enable a more all- encompassing system to selling. Our ability to connect with home seekers and prospective clients via personal touches and amplified, digital reach extends our drive and dramatically reduces a listing’s time on the market. Isn’t that the goal? Every piece of the selling puzzle is carefully considered, and action plans are set in motion to actively promote properties and cover all grounds, every time.
SOCIAL MEDIA
PRINT MARKETING
TARGET MARKET
ANALYSIS
WEBSITE SYNDICATION
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Specially printed marketing brochures showcase new listings. These premier resources include detailed property synopses, neighborhood reports, and brokers’ contact information. Flyers also provide a succinct window to a listing with a swift turnaround. Expertly captured images and brief property descriptions enable buyers access to pertinent and visually pleasing content designed for successful sales.
CREATIVE PRINT PRODUCTION
Our custom graphics are ideal for spreading snapshots of listings across various social media channels (Facebook, Instagram, LinkedIn, Twitter). With an influx of properties for sale, we beat the noise and market smarter. Bold graphics immediately attract and direct home seekers to more information on an upcoming development, an open house, a brokers open or a “Just Listed” property.
SOCIAL MEDIA
While our print, digital, and buzz marketing tactics are equally pushed and perfected to ensure a swift sale, we strive to address effective outlets for every type of buyer. Custom websites give properties a platform which allows for a more interactive dimension. These platforms offer a sophisticated, convenient, and comprehensive look at a property. We remain dedicated to utilizing technology as it benefits a home’s exposure and urges availability.
CUSTOM LISTING WEBSITE
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A listing’s blueprint allow buyers to imagine living in the space more concretely. The layout details increase the selling credibility and the buying probability. More context translates to more potential.
FLOORPLANS
Fulton Grace has partnered with several premium photography services to showcase your listing with the highest quality photos and video available. Our partners quickly deliver HDR images, 3D tours, floor plans and marketing videos that will wow your potential buyers! Armed with the latest and most sophisticated equipment, our professional photography partners exceed expectations with every click.
PHOTOGRAPHY & VIDEO
Virtual walk-throughs offer our buyers unmatched convenience, and ignite their imagination. The 3D listing immersion feature complements a listing’s floorplans and heightens the digital draw.
365 WALK- THROUGH
These professionally produced marketing pieces bring listing photography to life. Viewers can visit and assess a property in its entirety without lifting a finger or leaving their desk. Broker audio seamlessly partners with quality footage of every area in the home, highlighting desired features and enhancing others. The two work in tandem to acquire mass reach, sharply reflecting the listing’s aura and immediate surroundings, and sustaining future buyers’ interest.
VIDEO HOME TOUR
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Receive and review offer(s)
Establish negotiation strategy which balances a client’s objectives with current market conditions
Establish deadlines for multiple offer situations
NEGOTIATIONS & ACCEPTANCE
Confirm Buyer’s financing ability with lender
Discuss and confirm acceptance
Facilitate executing the sales contract
Provide attorney referrals
Send executed contract to all parties expediently
Receive and manage earnest money
Once an offer (or multiple offers) are received, we will lead you through the negotiations, providing as much counsel as needed. Our primary goal is to achieve the most favorable terms possible by ensuring you make market based decisions.
Facilitate access for Buyer and their Licensed Home Inspector Mediate or negotiate any issues raised by the attorneys and/or inspection Meet Buyer’s Lender’s Appraiser and provide comparable properties Monitor all contract deadlines and purchase contingencies
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FROM CONTRACT TO MOVING DAY
You’re finally ‘under contract.’ What’s next? Plenty! Each party will secure an attorney to review the contract, title, and other related documents. The buyer will most likely want to inspect the property and may request that items be repaired or a credit given in lieu of repairs. Your broker will walk you through the inspection and attorney review periods, remaining highly involved throughout the process. Need recommendations for agreed-upon repairs? Ask your broker for referrals to any number of licensed technicians who are readily available to us. Financed purchases lead to a property appraisal by the buyer’s lender. Your broker will assist in facilitating. Once the lender approves the loan, the closing is scheduled. The buyers will perform a final walk-through beforehand, which your broker will set up. While under contract, the potential for problems will sometimes arise. While brokers can help dodge the pitfalls, even the most experienced broker can’t avoid all obstacles. They will expertly advise and employ their experience to help you make the optimal choices for you and your property.
Provide moving company and cleaning service referrals Advise on utility shut off times and mail forwarding Schedule the final walkthrough of the property
TRANSITION MANAGEMENT
Choreograph closing on existing property and new property if applicable to gain necessary access for moving in and moving out of old and new properties
Attend closing and transfer keys to new owners
Consider hiring a stager to give guidance on laying out your new home
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AGENT NAME
THANK YOU! We can’t wait to work with you on selling your home .
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AGENT NAME
IRAIS TORRES REAL ESTATE BROKER 847.769.9722 IRAIST@FULTONGRACE.COM
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