A HOME SELLING GUIDE
PRESENTED BY:
The information provided herein has been gathered from sources which are proprietary to Keller Williams Realty. As such, we understand this report to be for the private and confidential use of Keller Williams Realty, its’ representatives, and you, the property owner. Accordingly, this report should not be copied, reproduced or distributed in any way to third parties without our prior mutual agreement. Each office is independently owned and operated.
Richard Saunders Just sold another home under the professional guidance of Kelly . Moving forward I will be making further investments and my 1st call will be Kelly Walters A tough smart representative with her client’s interests 1st. Jackie Hardcastle Kelly is a seasoned, professional realtor. She explained all the steps involved with selling my home in a way that made everything easy to understand. She communicated with me throughout the entire process. Anytime I had a question she quickly responded. There were several homes for sale in my community at the same time as mine. My home just sold while the others still have a for sale sign in the front yard. Kelly and her team made it happen. I recommend her to anyone that is looking to sell their home. You won't regret it. Mandy Bledsoe If you sign up with Kelly, get ready to sell! We met with Kelly on a Tuesday, she had multiple offers by the weekend! Everything was smooth and easy. Kelly and Alex make themselves available to answer questions and for hand holding throughout the entire process. Communication is fantastic. We had an issue with a water heater replacement, and Kelly was all over it negotiating a great deal for us. We truly appreciate them and have recommended them to friends and family. Brandon Hamptom They went above and beyond helping me land my home! On top of all the Real Estate duties, they helped me find contractors since my home was not move in ready. As busy as my schedule is this was paramount to get us in in a timely manner!
Greg & Marlo Nall We had a lot of work to do to get our house ready for the market, and Kelly and her team were extremely helpful in making the process seem effortless. Once it was listed, it was under contract within 4 days. We spent a lot of time looking for the right realtor and we are so happy we chose Kelly. Tim Andrew Kelly and her team were very easy to work with. They were very informative and responsive to all of my questions. Even when the original buyer fell through, Kelly and her team anticipated the issue and had another buyer lined up very quickly. I would highly recommend Kelly and her team and will call her first when I sell my next property! Lloyd Ward In our first meeting, Kelly impressed me with her knowledge of the area and her confidence in what she felt she could do. We had a lot of other realtors contact us and several came by to view the home. Several said we were asking too much money and not one of them came close to being considered. Kelly asked me what I needed to walk away with. I gave her my numbers and she said she felt she could get me what I needed even with a commission. Kelly got the listing and delivered on everything she said she would do. She raised our asking price by $8,000 dollars listed the home and in 3 days brought us a full price offer which closed within a month. You will not find a better professional to handle the job.
Kelly has been an active Realtor in the Greensboro area for nearly 20 years. She has worked closely with both buyers and sellers, and forged lasting relationships with others in the real estate industry. In the years following the Great Recession, and during one of the most challenging real estate markets in history, she successfully helped hundreds of families avoid foreclosure and settle their mortgages. When the market began to recover, Kelly saw an opportunity to build her own marketing team which has succeeded in a highly competitive marketplace. Through her leadership, drive, and ability to assemble and empower high-performing partners, she has helped hundreds of families fulfill their dreams of home ownership, maximize their profit when selling and use their equity to start investing in real estate. Expertise. Talent. Professionalism.
KELLY WALTERS Lead Agent NCRE# 188247
336.253.5079 KellyWalters@KW.com KellyWalters.com
Licenses & Designations 2001—NC Real Estate Broker License 2005—REALTOR® Designation 2008—Certified Distressed Property Expert 2016—NC Real Estate Broker-In-Charge License 2016— NC Real Estate Firm License # C27634 Experience November 2005 to Present—Keller Williams ONE Individual Buyer and Seller Agent 2008—2014 Team Leung at KW Listing Agent and Short Sale Specialist 2014 to Present—Kelly Walters REALTOR® Owner & Lead Listing Agent 2016 -2018—Associate Leadership Council Bold Graduate - 2008, 2015, 2016, 2019, 2020 Accreditations 2015 - 2024 Keller Williams Capper's Club 2018 & 2019 "Red Shoe Award" Recipient 2021 Top Individual Award Top 10% Market Share 2020-2024
As an accomplished business owner, real estate investor, employer, and devoted mother of 3, Kelly understands that real estate is more than a business, it is about helping people realize their dreams.
MEET THE TEAM
CLIENT CARE LISTING COORDINATOR Stephanie Lin (336)547-6537 admin@kellywalters.com
Deanna Flowers (336)706-6328 soldonstaging123@gmail.com
STAGER DESIGNER PROJECT MANAGER
Mika Mosquera kellywalters.va@gmail.com
VIRTUAL ASSISTANT MARKETING & RESEARCH
Deno Kontoulas PROFESSIONAL PHOTOGRAPHER VIDEOGRAPHER
"LET ME TAKE CARE OF IT!"
WHAT I DO
There are many components to bringing your home to market. My team will coordinate & manage each of them so you can focus on your move!
Provide expert opinions regarding improvements and/or repairs and the return on investment
Prepare and complete all listing and disclosure documents
Electronic Transaction Management and Risk Management
WHAT YOU DO
Provide Project Management for all inspections as well as repairs/upgrades
Let go Once you decide to sell, your house belongs to someone else.
Provide staging and design consulting
Provide professional photography and video of your home
Start Packing An uncluttered house is much more inviting to potential buyers.
Manage showings and host open house events
Invest in improvements. Making the house look its best will yield a higher price and faster sale.
I have a strong reputation for getting a great outcome for my clients
THE PROCESS OF SELLING YOUR HOME
PHASE II
PHASE III
PHASE I
Initial consultation
Marketing
Contract Coordination Arrange delivery of due diligence fee within 24 hours of contract acceptance Place 'Sold' sign on home Report pending sale to MLS Initiate follow up plans with buyer's agent, attorney, lender Submit seller info to closing attorney
Establish timeframes Establish agency services Review market conditions Define agency relationship Sign listing agreement
Finalize listing price Enter on Multiple Listing Services Syndicate to all major real estate websites Launch property website Initiate internet marketing plans Schedule Open House
Develop strategy Needs analysis Showing dates Open House dates
Showings
Review feedback daily Make marketing adjustments as needed
Due Diligence Period
Coordinate inspections & appraisal Confirm loan approval conditions Review repair requests Obtain estimates Negotiate/confirm repairs Remove contingencies Due diligence period ends
Staging Consultation Room by room analysis Specific tips on preparing the home Obtain estimates Enroll your complimentary warranty Home Reports/Inspections Pre-market home inspection Obtain repair estimates Complete property disclosures
Review Offers
Prepare summary of offer terms and estimated closing costs for seller Review contingencies Verify terms & financing Prepare counter-offers
Accept offer
Closing
Ensure all documents are received and signed properly
Confirm moving dates Home empty & clean at least 2 days before closing Utilities scheduled to transfer on the day after closing Schedule final walk- through Notarize seller closing documents Review seller's closing disclosure Deliver keys, garage openers Seller proceeds available within 24 hours of closing
Negotiate Back-up offers
Prepare your home Complete staging
Obtain measurements Professional Photography
"Coming Soon" Marketing
Place sign & lockbox Create custom property information binder Open showing calendar
MY MARKETING STRATEGY
Smart Pricing Strategy
Professional Staging
High-quality Photography
Establish a property-specific website i.e. (123yourstreet.com)
Feed to all significant Real Estate websites including: Zillow, Trulia, Redfin, Realtor.com, and more Coming soon marketing up to 7 days prior to showings
Listed in up to three Multiple Listing Services - Triad, Alamance, Triangle
Social Media Campaigns: Facebook, Instagram, LinkedIn, and more
Network via top Triad agents, including email campaigns and website exposure
Promote to our sphere of influence and past clients
Reflective yard sign with custom rider and QR Code
Coordinated Open House Events
PRICING YOUR HOME
Using a scientific market analysis for your area, we will position your home correctly the first time so that it will attract the largest number of buyers in the shortest amount of time. This approach creates a highly competitive atmosphere., compelling the buyers to put their "best foot forward", and will often result offers above list price. This also gives us an opportunity to negotiate other terms that can "bullet-proof" the contract, such as deposits, repairs, appraisal contingencies. But, as time more passes, buyers know that there will be fewer showings and fewer offers to compete with. So it is critical that we price it right the first time.
10% 30% 60% 75% 90%
+15% +10% -10% -15% *MV
WHEN MOST OFFERS ARE RECEIVED
DAYS ON MARKET 123456789101112
*MV = Market Value
PROFESSIONAL STAGING To make sure your home is shown in the best light to buyers, I will provide a professional staging consultation to ensure your home is ready to go on the market. A stager's job is to neutralize your home to appeal to the maximum number of potential buyers. PROFESSIONAL PHOTOGRAPHY In today’s market, home buyers are searching online first. It is imperative that the photos of your home are top notch and of the best quality to catch the buyers attention and stand out from the competition. Having more eyes on your home, is the fastest way to get it sold and sell for top dollar. AGENT MARKETING I am part of a very large agent network. I will reach out to this network to see if your home might be a great fit for one of their buyers. This agent network is key to connecting buyers with your home as 88% of residential sales involve real estate agents. ADVERTISING & MARKETING I know the importance of marketing a property. This is an area I heavily focus my budget on. My expertise is attracting hundreds of buyers per month, and increasing brand awareness.
HOME STAGING Bringing Out the Best in Your Home We want your home to be shown in the best possible light to prospective buyers to get you top dollar in the shortest amount of time. We will create a warm and inviting environment focusing on the best architectural features and selling points of your home.
90% staged homes spend less time on the market
staged homes sell
5%
higher
MAXIMIZE YOUR HOME'S POTENTIAL STAGING CONSULTATION
Just like if you were to take your family on a photo shoot, we want your home to look its best for the camera. Our professional stager will walk through your home and prepare a staging plan that is designed specifically for you. This room-by-room analysis will include guidance on decluttering, furniture placement, color selections, and more.
These are just a few examples of the steps you can take to prepare your home for its photography session.
1
EXTERIOR
Wash or paint the home’s exterior Paint the front door Keep the yard nicely trimmed Keep the lawn free of clutter
Weed and freshly mulch garden beds Clean interior and exterior windows Apply fresh paint or stain to wooden fences
2
INTERIOR
Remove personal items, excessive decorations & furniture Replace or clean carpets Get rid of clutter and organize and clean closets Apply a fresh coat of paint to walls, trim and ceilings Replace outdated ceiling fixtures, and clean lighting fixtures Minimize and clean pet areas in the home Be sure that all light bulbs are in working order FRESHEN THE PAINT & FIXTURES A new coat of exterior paint helps a home's curb appeal. It isn’t a low-budget item, but if you can swing it...DO IT If you can’t paint the entire home, paint the trim. This is a relatively simple thing to do and it helps give a home that wow factor Update exterior light fixtures. This can quickly give a home an updated look Put a fresh coat of paint on the front door 3
quality photos enjoy more online views 118%
buyers look at professionally shot photos 10x longer
PHOTOGRAPHY The Height of Listing Imagery A listing's photos are often the first and sometimes only opportunity to attract a potential buyer. Most buyers are finding their homes online and photos are the first impression of your home. Pictures are the key to getting a home noticed, showings scheduled, and therefore sold. As your agent, I will ensure that your listing will be shown in its best light. Many times a buyer has already decided if they are interested in your home just from the pictures online, without ever stepping foot inside your home.
The photographs of your home are the most important part of making a great first impression. Completing this checklist before the photographer arrives will make the process go fast and smooth. Please let your agent know if there are some special features that you want to include or areas you want excluded. Unfinished basements, attics and garages are not usually photographed unless requested PHOTOGRAPHY CHECKLIST
INTERIOR
Make sure all lights and lamps have working light bulbs Turn off all ceiling fans Hide remote controls Remove all notes, pictures and magnets from refrigerator Hide any non-decorative trash cans Pet beds, feeding bowls and toys stored out of sight Minimize wires and electronics
EXTERIOR Remove all vehicles from the driveway. Make sure the garage doors are closed. Do not park cars in front of the house Remove trash cans, garden tools and sprinklers from view (can be hidden in garage) Mow the lawn. Clean up any yard debris Store mower out of sight Neatly stow or remove hoses Sweep the porch and sidewalks Minimize small kitchen appliances if there are many, remove paper towels, cleaners, etc. Clear all medications, toothbrushes/holders and toiletries from bathrooms (minimal decorative soap, perfume bottles are ok) Put toilet lids down Hide bathmats, laundry baskets, extra toilet paper, toilet brush, and scales from bathrooms Remove the shampoo, soaps, washcloths, etc. from showers Walk-in closets should be neat and organized Clear personal items from nightstands Avoid hiding items under bed. They may be seen in the photograph
FIND THEIR HOME WHERE DO BUYERS
Magazine
Other >1%
>1% Newspaper >1%
Yard Sign 4%
Home Builder 5.9%
Internet 50.5%
Friend or Relative 5.9%
Real Estate Agent 27.7%%
*2022 NAR HOME BUYER AND SELLER GENERATIONAL TRENDS
MARKETING YOUR HOME ONLINE
A unique domain name with your property address instantly pulls up details, photos and a virtual tour.
We are in the Snapchat/Instagram era where photos are the thing that catches the eye. If the image is stunning, the click- throughs will follow, which is why it really pays to have amazing listing photos.
QR Codes strategically placed in our ads and signs make accessing your property's web page even more convenient for buyers.
24/7 syndication presents your home on more than 350 of the most popular search websites.
WHEN SHOWING YOUR HOME
Stow away valuables Before showings make sure that all valuables are put away and out of sight. This includes even mail left out (which may contain personal information and bank statements). Items of value such as jewelry, artwork, cellphones, and gaming systems should also be out of site. It's a good idea to walk through your house before showings and make sure everything of value is out of sight. A secure lockbox will be used This allows real estate agents access to show buyers your home securely. The lockbox holds the keys to the home and is typically found at the front guarded by a security lock that only licensed agents have access to. Don't allow anyone in without an appointment Now that your home is online many know that it is for sale. For your safety, NEVER let a stranger into your home. While it is likely that it is just someone that saw the sign in your yard and is interested in getting a quick look, you just never know. Ask them politely to call your agent who handles all showings. Remove Prescription Drugs & Medication Clean out your medicine cabinets and any other place you may store medications and hide them away. There have been more and more stories of people intentionally going to home showings to take medications freely. Put Away Bills & Other Mail Pieces With identity theft on the rise it is important to put away all mail pieces with your information on them. If this information ends up in the wrong persons hands, it can easily lead to identity theft. Be extra vigilant on keeping doors locked Often times a home for sale means home owners are not at home. So be sure to always keep your doors and windows locked. Keeping your home safe Once your listing goes live, we provide all the necessary shoe covers, hand sanitizer, protective gear, and friendly reminder signs for all of your showings.
HOME SHOWINGS
FLEXIBLE Be as flexible and accommodating to the buyers schedule as possible. We want to avoid having missed opportunities if at all possible. INFORMED Make sure everyone in the home is informed when showings are to happen so they can keep their spaces clean. DAILY CLEANING Keep up with daily messes. Wipe down kitchen and bathroom counters before leaving for the day. ODORS Avoid strong-smelling foods: Keep your meal prep as neutral and simple as possible. FURRY FRIENDS Keep pet areas clean. Clean up after your pets immediately and wash their bedding regularly. Hide pet food or litter. Not everyone is a pet person and it may hinder a potential buyers ability to picture themselves living in your home. NATURAL LIGHT Open blinds and curtains and let in as much natural light as possible. Leave lights on before you leave for a showing. TRASH Empty trash cans to avoid any odors. Try to empty trash cans nightly so that the home is fresh when you leave for the day. TEMPERATURE Keep the room temperature comfortable. This demonstrates to buyers that the HVAC is working properly. PERSONALS Make sure you place all valuables and prescriptions out of sight and in a safe place. VACATE Having a seller present can make buyers feel awkward. We want to make the buyers feel at home and stay awhile.
OFFERS Price is just one of many considerations when deciding which offer is best for your home. Here are some of the other factors that matter. The fewer contingencies on an offer the better. Shorter time periods are also valuable. CONTINGENCIES DEPOSITS hLarger deposits help minimize the risk of a buyer terminating the contract.
Assures home sellers that the buyer can get the loan they need. PRE-APPROVAL
A conventional loan is often the least complicated. This is an appealing choice for sellers. FHA, VA and USDA loans can cause delays because they require certain repairs and approvals. LOAN TYPE You might need to close quickly to move on to the next adventure, or you might need to extend the closing to allow time for the next home to be ready. Choosing the offer with the closing time that fits your needs will be most attractive to you. CLOSING TIMELINE Sometimes an offer comes in high, but the buyer asks you to pay a percentage of the buyer’s closing costs. CLOSING COSTS
A cash offer is usually more appealing than a finance offer as the seller doesn’t need to worry about the bank approving the loan. ALL CASH BUYER If the home needs some repairs, but you don’t have the time or money to do them, a buyer who is willing to do them for you might be what you need. REPAIR REQUESTS Of course, price matters too! If a high offer will cost you more in closing costs, repairs, or other factors—then it probably won’t be the better offer. OFFER PRICE
NEGOTIATING AN OFFER
WE CAN:
THE BUYER CAN THEN:
OFFER IS ACCEPTED:
You will sign the purchase agreement and you are now officially under contract. The due diligence period begins. Inspections and appraisals will take place. The buyer has until the end of the due diligence period to cancel the contract for any or no reason at all.
Accept the counter- offer
Accept the offer
Decline the offer
Decline the counter- offer
If the offer isn’t close enough to your expectation and there is no need to further negotiate.
Counter the counter- offer
You can negotiate back and forth as many times as needed until you can reach an agreement or someone chooses to walk away.
Counter-offer
A counter-offer is when you offer different terms to the buyer.
INSPECTIONS
WHAT IS INCLUDED ROOF & COMPONENTS EXTERIOR & SIDING BASEMENT
FOUNDATION CRAWLSPACE STRUCTURE HEATING & COOLING PLUMBING ELECTRICAL ATTIC & INSULATION DOORS WINDOWS & LIGHTING APPLIANCES ATTACHED GARAGES GARAGE DOORS GRADING & DRAINAGE ALL STAIRS
FAQ
INSPECTION TIME FRAME TYPICALLY 10-14 DAYS AFTER SIGNING CONTRACT. NEGOTIATIONS USUALLY HAPPEN WITHIN 5 DAYS COSTS NO COST TO THE SELLER. THE BUYER WILL CHOOSE AND PURCHASE THE INSPECTION PERFORMED BY THE INSPECTOR OF THEIR CHOICE. POSSIBLE OUTCOMES INSPECTIONS AND POTENTIAL REPAIRS ARE USUALLY ONE OF THE TOP REASONS A SALE DOES NOT CLOSE. COMMON PROBLEMS COULD BE FOUNDATION, ELECTRICAL, PLUMBING, PESTS, STRUCTURAL, MOLD, OR RADON
UPON COMPLETION:
BUYER CAN ACCEPT AS IS
BUYER CAN OFFER TO RENEGOTIATE
BUYER CAN CANCEL CONTRACT
Make sure the sink is clean, vehicles are removed from the garage, and the home is show ready. Change out your air filters prior to the inspection. Leave your phone number for the home inspector in case they have any questions. PREPARE FOR INSPECTIONS
GENERAL
Make sure all utilities are on Access is clear to electrical panels, water heater, HVAC equipment, crawl spaces, attics, and garages. Remove or properly secure pets
INTERIOR
Check all windows for opening/closing Check windows for fogging/damaged seals Check outlets for damaged/missing covers and that they do not move Check all doors to ensure they latch and do not rub Check ceiling fans and be sure they do not wobble on any speed Replace all non-functional light bulbs Have carpet cleaned and re-stretched, as needed Fix any holes or nail pops in ceilings and walls
EXTERIOR
Make sure water drains away from house by adding downspouts and splash blocks Check shingles for damage or pop-up nails Clean gutters and downspouts Seal exterior joints with caulk, as needed Check steps for loose bricks or wood Secure loose handrails Check deck for loose or weathered complonents Look for fallen insulation or debris in the crawlspace or under deck. This is conducive to termites and other wood destroying insects Check hose faucets for looseness or leaking Remove trash cans, garden tools, & sprinkers from view (can store in garage) Mow the lawn. Clean up yard debris Store mower out of sight Neatly stow or remove hoses Sweep the porch and sidewalks
KITCHEN AND BATHROOMS
Check and sinks and drains for leaks Check disposal and dishwasher Check the burners and elements at the stove
Check for anti-tip bracket on stove Check toilets for leaks and looseness Check water pressure at fixtures
Check GFCI's and ensure they respond when tripped Caulk around counters, tubs and faucets, as needed
GARAGE
Check reverse on garage doors Move stored items from garage walls Check for damaged drywall to ensure proper fire rating
HOME APPRAISAL
If the buyer is seeking a loan to purchase your home they will need to have an appraisal performed by the bank to verify the home is worth the loan amount. As a seller we want the property to appraise for at least the sale amount or more. It is very difficult to successfully contest your appraisal. An experienced agent demonstrates certain strategies to reveal the value of the home prior to the appraisal.
APPRAISAL COMES IN AT OR ABOVE SALE PRICE
You are in the clear, and closing can be begin!
The buyer may bring additional funds to bridge the gap between appraised value and loan amount The buyer may try to renegotiate the price The buyer may cancel the contract Renegotiate with the buyer to cover the difference Cancel and re-list Consider an alternative all-cash offer APPRAISAL COMES IN BELOW SALE PRICE
CLOSING THE SALE
Closing is when funds and documents are transferred in order to transfer ownership of the property to the buyer. The escrow officer will look over the contract and find out what payments are owed by who, prepare documents for closing, perform the closing, make sure all payoffs are completed, the buyer’s title is recorded, and that you receive payoffs that are due to you. WHAT TO EXPECT
YOUR COSTS Seller commonly pays:
Mortgage balance & penalties Any claim or liens against your property or you personally Unpaid assessments on your property Realtor fees Pro-rated taxes & HOA dues HOA transfer fees Document preparation fees Wire/overnight fees
WHAT TO BRING
A government issued photo ID Spouse, if married House keys Garage door openers Mailbox and any other spare keys *sellers are not required to attend cosing
AFTER CLOSING
Funds will be mailed or wired within one business day
Keep copies of the following documents for tax purposes:
Signed settlement statements Home improvement receipts
Cancel utilities and home owners insurance
FINAL STEPS
Ensure all blinds are closed, and lock the windows and doors. LOCK UP Vacuum and sweep floors one more time FLOORS Leave all house keys, remotes, gate keys, pool keys, and mailbox keys in a drawer in the kitchen. INCIDENTALS Secure all closing documents as well as the contract and closing documents. Keep them in a safe place. DOCUMENTS Put together a packet of manuals, receipts, and any warranties as well. GATHER HOME PAPERWORK Ensure that your home is completely clean upon leaving the home. Clean the cabinets, refrigerators, and other appliances inside and out. Thoroughly clean out the garage. Schedule trash pick up prior to the day of closing. Leave your home the way you would like to find it if you were the buyer. Move out your personal belongings completely. Check all drawers, cabinets, and closets. CLEAR OUT PERSONALS Turn off valves to the sinks, toilets, appliances, and water heater. Turn off all light switches and fans. Lastly, call the electric company. TURN EVERYTHING OFF Let everyone know your new address. Submit a change-of-address form to the post office. CHANGE ADDRESS Once title transfer has occurred contact your insurance agent to cancel your policy so you can receive a refund of any prepaid premiums. CANCEL POLICIES Cancel utilities and close those accounts. Keep a list of phone numbers for each of your utility and entertainment companies. CLOSE ACCOUNTS CLEAN
What does it mean to sell your home with Kelly's team? A QUICK, TOP-DOLLAR SALE!
Seller has the right to cancel the listing agreement at any time with 24 hours written notice. EASY EXIT AGREEMENT
A HOME SELLING GUIDE
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