Listing your property for Sale
Listing Contract: The standard listing contract in Colorado is called an exclusive right to sell contract which you can view. These forms are available through an online contracting format at CTM contracts which sellers and buyers find more convenient and effective. Once a listing is signed, an agreement to amend or extend the contract may be needed.
Disclosure Forms: The most common types of disclosure forms are the sellers property disclosure and the lead based paint disclosure. They provide information and history about the house and the current conditions and are prepared by the seller. A copy of the disclosures can always be found on the Navica MLS site and we also commonly provide hard copies are on the listings counter for prospective buyers to take.
Property Description:
Property Description Form: We ask lots of questions and thoroughly look at your home and property while we fill the property description form. Our goal is to provide a substantially complete and superior description.
Floor Plans: We carefully measure the outside of your home and outbuildings and then carefully measure the inside of the home capturing the basic layout of the home. We prepare a drawing which we send to an architect who turns this into an AutoCAD drawing and converts it for us into an image file. We find that these floor plans give a lot of information to a potential buyer. This is a difficult task and very few other Realtor's will even contemplate it. If needed we may also prepare a lot plan.
Photography: We use a professional digital camera (Canon Digital Rebel XT) with three professional lens which we use for home photography. We've found that our wide angle lens works nicely for interior photography, you see more of the room in the picture. Once pictures are taken, we process each one using professional photography processing software, label each picture individually, and then create five (or more) sizes of the photographs which allow their use in a variety of formats.
Virtual Tours: Listings are sometimes photographed & filmed for Virtual Tours. Virtual Tours give a 360 degree view of the house and are uploaded to Navica, Realtor.com, and our website. We also burn these virtual tours onto CD's that sit on the kitchen counter for prospects to take home.
Property Research may include:
We organize your information and instructions and develop and protect accurate and reliable records.
Marketing Your Property
Navica Multiple Listing Service(MLS): As a member of the Royal Gorge association of Realtors, I have access to Navica MLS. My listings are entered into the MLS with all the pictures labeled with text describing each picture. All of the disclosures and floor plans are uploaded for agents to view.
Realtor.com: Realtor.com is a website friendly for potential buyers to search listings. It is the number one real estate website in our country. Once a listing is input into Navica MLS, its basic information and pictures are transferred to Realtor.com. JoAnn is one of a handful of agents in town that pays for the extra features package so her listings have more pictures, more text & more views from prospective buyers. At our office, we go in and enhance your listing by:
HomeTownCanonCity.Com: We maintain our own custom designed website focused on Real Estate in Eastern Fremont County Colorado. We work to provide information about our local communities including Cañon City, Florence, and Penrose. We also provide house hunting, selling, buying, and the best possible concise information we have or can find to assist you. We provide a local property search engine that allows you to do your own research of homes and properties in our area. We also provide are a current display of my listings with pictures, floor plans, virtual tours, & text descriptions.
Additional Web presence: Once the properties are entered into Navica they are provided to several other internet marketing sites such as Zillow.com, Truilia.com, Hotpads.com, Cyberhomes.com, Homefinder.com, Frontdoor.com, Homes.com & Yahoo! Real Estate.
Stewart Title Books: These books are purchased from Stewart Title Company and include information about our area, specifics on the listing (Flyer, MLS sheet, assessor sheet & plat, zoning report, flood report, utility usages & disclosures, a copy of the current owners deed and any protective covenants that are on the property) and personalized pictures. We commonly add additional custom information to it. The book sits on the kitchen counter at a listing for prospective buyers to look at.
Advertising Text: As we process a new listing, we send an editor the specs and pictures of your listing and our editor creates a variety of captivating ads that are used in local print advertising and other media sources.
Print Advertising: We typically advertise in the Southern Colorado Shopper which has a distribution of 14,000 copies in our area but also advertise in other local print media including the Canon City Daily Record.
Home Town Real Estate Sign: A clean real estate For Sale sign is put in the front yard of the home. The signs are typically placed close enough to the road or sidewalk. We attach a brochure box to the sign to allow for potential buyers to easily grab a flyer out of the brochure box. We also commonly add a personalized sign rider attracting interest & an arrow at the end of the street directing clients if need be.
Flyers: Personal flyers are made to represent each listing. We provide flyers inside the home with an MLS sheet & Floor Plan attached. We use a high quality heavy paper (94#) pound our flyers and we work hard to keep your brochure box stocked.
How to Get an Offer on Your Home
Review my simple tips for better home showings, Feng Shui concepts for selling a home, and things to do before putting your home on the market. After that:
Price it right: Take a look at my tips for pricing your home and consider setting a price at the lower end of your property's realistic price range.
Prepare for visitors: Get your house market ready at least two weeks before you begin showing it.
Be flexible about showings: It's often disruptive to have a house ready to show at the spur of the moment. But the more amenable you can be about letting people see your home, the sooner you'll find a buyer.
Anticipate offers: Decide in advance what price and terms you'll find acceptable.
Don't refuse to drop the price: If your home has been on the market for more than 30 days without an offer, you should be prepared to at least consider lowering your asking price.
Simple Tips for Better Home Showings
Remove clutter, put away toys, and clear off counters. Throw out stacks of newspapers and magazines and stow away most of your small decorative items. Put excess furniture in storage, and remove out-of-season clothing items that are cramping closet space. Don't forget to clean out the garage, too.
Wash your windows and screens. This will help get more light into the interior of the home.
Keep everything extra clean. A clean house will make a strong first impression and send a message to buyers that the home has been well-cared for. Wash fingerprints from light switch plates, mop and wax floors, and clean the stove and refrigerator. Wipe clean your doorknobs and address numbers. It's worth hiring a cleaning service if you can afford it.
Get rid of smells. Clean carpeting and drapes to eliminate cooking odors, smoke, and pet smells. If your home really needs it, clean the walls, or better yet, brush on a fresh coat of neutral color paint.
Brighten your rooms. Put higher wattage bulbs in light fixtures to brighten up rooms and basements. Replace any burned-out bulbs.
Don't disregard minor repairs. Small problems such as sticky doors, torn screens, cracked caulking, or a dripping faucet may seem trivial, but they'll give buyers the impression that the house isn't well-maintained.
Tidy your yard. Cut the grass, rake the leaves, add new mulch, trim the bushes, edge the walkways, and clean the gutters. Mow your lawn, and turn on the sprinklers for 30 minutes before the showing to make the lawn sparkle For added curb appeal, place a pot of bright flowers near the entryway.
Repair any cracks or holes in your driveway and reapply sealant, if applicable.
Add a touch of color in the living room. A colored afghan or throw on the couch will jazz up a dull room. Buy new accent pillows for the sofa.
Buy a flowering plant and put it near a window you pass by frequently.
Make centerpieces for your tables. Use brightly colored fruit or flowers.
Set the scene. Set the table with fancy dishes and candles, and create other vignettes throughout the home to help buyers picture living there. For example, in the basement you might display a chess game in progress.
Replace heavy curtains with sheer ones that let in more light. Show off the view if you have one.
Accentuate the fireplace. Lay fresh logs in the fireplace or put a basket of flowers there if it's not in use.
Make the bathrooms feel luxurious. Put away those old towels and toothbrushes. When buyers enter your bathroom, they should feel pampered. Add a new shower curtain, new towels, and fancy guest soaps. Make sure your personal toiletry items are out of sight.
Send your pets to a neighbor or take them outside. If that's not possible, confine them to one room or area in the yard, and let the real estate practitioner know where they'll be to eliminate surprises.
Lock up valuables, jewelry, and money. While a real estate salesperson will be on site during the showing or open house, it's impossible to watch everyone all the time.
Leave the home. It's usually best if the sellers are not at home. It's awkward for prospective buyers to look freely and express their opinions of your home with you there.
Feng Shui Concepts
To put the best face on a listing and appeal to buyers who follow feng shui principles, keep these tips in mind.
Pay special attention to the front door, which is considered the "mouth of chi" (chi is the "life force" of all things) and one of the most powerful aspects of the entire property. Abundance, blessings, opportunities, and good fortune enter through the front door. It's also the first impression buyers have of how well the sellers have taken care of the rest of the property. Make sure the area around the front door is swept clean, free of cobwebs and clutter. Make sure all lighting is straight and properly hung. Better yet, light the path leading up to the front door to create an inviting atmosphere.
Furniture should not be placed in the direct path of entrances/exits of a room.
The master bed should be in a place of honor, power, and protection, which is farthest from and facing toward the entryway of the room. It's even better if you can place the bed diagonally in the farthest corner. Paint the room in colors that promote serenity, relaxation, and romance, such as soft tones of green, blue, and lavender.
Be sure a solid wall of support is supporting large furniture. Placing a couch or bed under a window is a bad idea in feng shui.
The dining room symbolizes the energy and power of family togetherness. Make sure the table is clear and uncluttered during showings. Use an attractive tablecloth to enhance the look of the table while also softening sharp corners.
Chi energy can be flushed away wherever there are drains in the home. To keep the good forces of a home in, always keep the toilet seats down and close the doors to bathrooms.
The windows are considered to be the eyes of the home. Getting the windows professionally cleaned will make the home sparkle and ensure that the view will be optimally displayed.
Have a pre-sale home inspection. Be proactive by arranging for a pre-sale home inspection. An inspector will be able to give you a good indication of the trouble areas that will stand out to potential buyers, and you'll be able to make repairs before potential buyers see your home. One way or another problems will surface during the sale period so why not go ahead and address it up front.
Organize and clean. Pare down clutter and pack up your least-used items, such as large blenders and other kitchen tools, out-of-season clothes, toys, and exercise equipment. Store items off-site or in boxes neatly arranged in the garage or basement. Clean the windows, carpets, walls, lighting fixtures, and baseboards to make the house shine.
Get replacement estimates. Do you have big-ticket items that are worn out or will need to be replaced soon, such your roof or carpeting? Get estimates on how much it would cost to replace them, even if you don't plan to do it yourself. The figures will help buyers determine if they can afford the home, and will be handy when negotiations begin.
Design Improvements. If your home is in need of a second bathroom or a larger closet, consider contacting an architect to have it designed. A professional drawing may spark interest in a buyer who otherwise might not be able to visualize such an improvement.
Find your warranties. Gather up the warranties, guarantees, and user manuals for the furnace, washer and dryer, dishwasher, and any other items that will remain with the house.
Spruce up the curb appeal. Pretend you're a buyer and stand outside of your home. As you approach the front door, what is your impression of the property? Do the lawn and bushes look neatly manicured? Is the address clearly visible? Are pretty flowers or plants framing the entrance? Is the walkway free from cracks and impediments?
Pricing Your Home
Consider comparable sales: What have other homes in your neighborhood sold for recently? How do they compare to yours in terms of size, upkeep, and amenities? JoAnn can assist and work with you with this research or you can give it a go on your own using our property search page.
Consider competition: How many other houses are for sale in your area? Are you competing against new homes? JoAnn can assist and work with you on this research.
Consider your contingencies: Do you have special concerns that would affect the price you'll receive? For example, do you want to be able to move right away or can it wait?
Get an appraisal: For a few hundred dollars, a qualified appraiser can give you an estimate of your home's value. Be sure to ask for a market-value appraisal which is the best possible way to estimate the value on your home. Check out our information on appraisals.
Be accurate. Studies show that homes priced even as little as 3 percent over the current market price can take longer to sell. In a buyers market, showings are slowed down considerably when your home is not priced to attract attention.
Know what you'll take. It's critical to know what price you'll accept before beginning a negotiation with a buyer.
Why You Should Work With a REALTOR: The term REALTOR® is a registered trademark that identifies a real estate professional who is a member of the NATIONAL ASSOCIATION of REALTORS® and subscribes to its Code of Ethics. Here are several solid reasons why it pays to work with a REALTOR®:
Navigate a complicated process. Buying or selling a home usually requires disclosure forms, inspection reports, mortgage documents, insurance policies, deeds, and multi page settlement statements. A knowledgeable expert will help you prepare the best deal, and avoid delays or costly mistakes.
Information and opinions: REALTORS® can provide local community information on utilities, zoning, schools, and more. They'll also be able to provide objective information about each property. A professional will be able to help you answer these two important questions: Will the property provide the environment I want for a home or investment? Second, will the property have resale value when I am ready to sell?
Help finding the best property out there: Sometimes the property you are seeking is available but not actively advertised in the market, and it will take some investigation by your REALTOR® to find all available properties.
Negotiating skills: There are many negotiating factors, including but not limited to price, financing, terms, date of possession, and inclusion or exclusion of repairs, furnishings, or equipment. In addition, the purchase agreement should provide a period of time for you to complete appropriate inspections and investigations of the property before you are bound to complete the purchase. Your agent can advise you as to which investigations and inspections are recommended or required.
Property marketing power: Real estate doesn't sell due to advertising alone. In fact, a large share of real estate sales comes as the result of a practitioner's contacts through other realtors, previous clients, referrals, friends, and family. When a property is marketed with the help of a REALTOR®, you do not have to allow strangers into your home. A REALTOR® which possibly is your realtor or another from our area will accompany qualified prospects through your property.
Someone who speaks the language: If you don't know a CMA from a PUD, you can understand why it's important to work with a professional who is immersed in the industry and knows the real estate language.
Experience: Most people buy and sell only a few homes in a lifetime, usually with quite a few years in between each purchase. Even if you have done it before, laws and regulations change. REALTORS®, on the other hand, handle hundreds of real estate transactions over the course of their career. Having an expert on your side is critical.
Objective voice: A home often symbolizes family, rest, and security — it's not just four walls and a roof. Because of this, home buying and selling can be an emotional undertaking. And for most people, a home is the biggest purchase they'll every make. Having a concerned, but objective, third party helps you stay focused on both the emotional and financial issues most important to you.
Cost: It is not uncommon for a home buyer who is looking and considering purchasing a "for sale by owner home" to assume that they are getting a bargain by avoiding a real estate commission. In all actually, this may just be a savings for the seller and the buyer may actually be paying much more. Assuming that a seller who avoids paying a real estate commission is your best friend and has your best interests at heart may not always be the best assumption.
And……if you're going to work with a REALTOR®, why not work with the best?
1212 Main Street, Cañon City, CO 81212
Office: 719-269-1212
JoAnn: 719-429-2345
Fax: 719-345-4040
JoAnn@HomeTownCanonCity.com
Open Monday to Friday from 8:00 AM to 5:00 PM
Saturday by appointment only. Closed Sunday and holidays.
